Comparable sales & offer analysis
Parcel MN-165734
Cook County, MN · 41.39 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$138,400
Adjusted value
$143,466
Value range
$114,494–$172,439
Comp $/acre
$3,466/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -3.5% versus the adjusted value.
Offer position
Max allowable offer
$81,981
Offer $/acre
$1,981/ac
Projected profit
$43,040
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-445853 | 45.1 | Jul 27, 2026 | $248,700 | 5,511 | 3,253 | 82 |
| MN-524784 | 20.8 | Jul 27, 2026 | $99,500 | 4,781 | 3,417 | 77 |
| MN-625991 | 49.9 | Apr 17, 2026 | $470,700 | 9,441 | 4,886 | 76 |
| MN-766425 | 68.3 | Jan 28, 2026 | $325,200 | 4,762 | 3,646 | 74 |
| MN-895023 | 24.7 | Jul 27, 2026 | $147,600 | 5,968 | 2,706 | 72 |
| MN-936826 | 91.3 | Jul 27, 2026 | $562,300 | 6,158 | 4,251 | 72 |
| MN-126277 | 61.3 | Aug 28, 2025 | $148,100 | 2,414 | 2,733 | 71 |
| MN-307303 | 129.0 | Jul 27, 2026 | $569,700 | 4,417 | 3,314 | 71 |
| MN-804877 | 22.3 | Aug 12, 2025 | $157,400 | 7,075 | 3,867 | 70 |
| MN-254121 | 12.9 | Jul 27, 2026 | $56,000 | 4,353 | 2,504 | 68 |
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.