Comparable sales & offer analysis
Parcel MN-885782
Itasca County, MN · 42.86 ac · Recreational · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$86,100
Adjusted value
$106,484
Value range
$90,681–$122,287
Comp $/acre
$2,484/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -19.1% versus the adjusted value.
Offer position
Max allowable offer
$60,848
Offer $/acre
$1,420/ac
Projected profit
$31,945
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-435617 | 38.0 | Sep 28, 2025 | $84,600 | 2,225 | 2,562 | 80 |
| MN-336479 | 71.0 | Jun 12, 2026 | $167,300 | 2,357 | 2,542 | 76 |
| MN-154932 | 23.1 | Jun 19, 2026 | $72,800 | 3,145 | 2,793 | 74 |
| MN-355036 | 25.0 | Jan 5, 2025 | $84,100 | 3,369 | 2,719 | 72 |
| MN-145716 | 40.9 | Jan 19, 2024 | $91,100 | 2,231 | 2,033 | 69 |
| MN-647073 | 109.2 | Dec 6, 2025 | $254,900 | 2,335 | 2,010 | 68 |
| MN-616396 | 66.9 | Aug 19, 2024 | $217,200 | 3,249 | 3,199 | 67 |
| MN-564069 | 12.4 | Mar 7, 2026 | $25,100 | 2,030 | 2,121 | 65 |
| MN-426846 | 92.6 | Dec 27, 2023 | $231,000 | 2,494 | 2,301 | 60 |
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.