Comparable sales & offer analysis
Parcel ND-838254
Emmons County, ND · 454 ac · Mixed Use · Paved · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$605,500
Adjusted value
$595,319
Value range
$496,607–$694,032
Comp $/acre
$1,310/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +1.7% versus the adjusted value.
Offer position
Max allowable offer
$340,182
Offer $/acre
$749/ac
Projected profit
$178,596
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 |
|---|---|---|---|---|---|---|
| ND-678142 | 419.1 | Jul 27, 2026 | $678,100 | 1,618 | 1,587 | 91 |
| ND-437737 | 312.5 | Jul 27, 2026 | $424,200 | 1,357 | 1,437 | 88 |
| ND-428609 | 587.8 | Apr 1, 2026 | $749,800 | 1,276 | 1,151 | 78 |
| ND-888224 | 444.7 | May 15, 2025 | $424,400 | 954 | 1,472 | 76 |
| ND-886779 | 156.1 | Jul 27, 2026 | $179,100 | 1,147 | 1,469 | 74 |
| ND-486591 | 136.2 | Jul 27, 2026 | $117,500 | 862 | 842 | 72 |
| ND-968701 | 628.3 | Feb 9, 2025 | $602,000 | 958 | 1,326 | 72 |
| ND-577028 | 187.0 | Dec 27, 2024 | $321,900 | 1,722 | 1,423 | 70 |
| ND-947305 | 228.5 | Nov 6, 2023 | $322,300 | 1,410 | 1,095 | 66 |
| ND-579548 | 1160.4 | Jun 15, 2024 | $675,200 | 582 | 1,161 | 63 |
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.