Comparable sales & offer analysis
Parcel MN-558042
Itasca County, MN · 220 ac · Residential · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$279,000
Adjusted value
$327,410
Value range
$256,687–$398,134
Comp $/acre
$1,486/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -14.8% versus the adjusted value.
Offer position
Max allowable offer
$187,092
Offer $/acre
$849/ac
Projected profit
$98,223
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-367932 | 203.4 | Apr 2, 2026 | $562,600 | 2,766 | 1,924 | 86 |
| MN-907732 | 176.0 | Jul 27, 2026 | $565,700 | 3,214 | 1,759 | 78 |
| MN-289182 | 503.1 | Jun 8, 2026 | $1,274,800 | 2,534 | 1,550 | 77 |
| MN-628641 | 340.0 | Aug 4, 2024 | $489,100 | 1,439 | 1,406 | 69 |
| MN-647073 | 109.2 | Dec 6, 2025 | $254,900 | 2,335 | 949 | 68 |
| MN-336479 | 71.0 | Jun 12, 2026 | $167,300 | 2,357 | 1,200 | 65 |
| MN-299323 | 557.3 | Feb 24, 2025 | $907,800 | 1,629 | 1,806 | 61 |
| MN-426846 | 92.6 | Dec 27, 2023 | $231,000 | 2,494 | 1,085 | 60 |
| MN-616396 | 66.9 | Aug 19, 2024 | $217,200 | 3,249 | 1,509 | 57 |
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.