Comparable sales & offer analysis
Parcel MN-804877
Cook County, MN · 22.25 ac · Mixed Use · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$175,700
Adjusted value
$142,313
Value range
$112,966–$171,660
Comp $/acre
$6,396/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.5% versus the adjusted value.
Offer position
Max allowable offer
$81,322
Offer $/acre
$3,655/ac
Projected profit
$42,694
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| MN-524784 | 20.8 | Jul 27, 2026 | $99,500 | 4,781 | 6,552 | 91 |
| MN-895023 | 24.7 | Jul 27, 2026 | $147,600 | 5,968 | 5,189 | 84 |
| MN-445853 | 45.1 | Jul 27, 2026 | $248,700 | 5,511 | 6,238 | 82 |
| MN-254121 | 12.9 | Jul 27, 2026 | $56,000 | 4,353 | 4,802 | 78 |
| MN-165734 | 41.4 | Jul 27, 2026 | $118,300 | 2,859 | 5,525 | 77 |
| MN-625991 | 49.9 | Apr 17, 2026 | $470,700 | 9,441 | 9,370 | 72 |
| MN-126277 | 61.3 | Aug 28, 2025 | $148,100 | 2,414 | 5,240 | 68 |
| MN-964079 | 12.5 | Oct 29, 2025 | $104,600 | 8,385 | 6,703 | 66 |
| MN-766425 | 68.3 | Jan 28, 2026 | $325,200 | 4,762 | 6,992 | 65 |
| MN-163197 | 6.6 | Jan 18, 2026 | $57,100 | 8,664 | 7,984 | 62 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.