Comparable sales & offer analysis
Parcel MN-211448
Itasca County, MN · 1.86 ac · Mixed Use · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$7,000
Adjusted value
$5,178
Value range
$3,866–$6,490
Comp $/acre
$2,784/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +35.2% versus the adjusted value.
Offer position
Max allowable offer
$2,959
Offer $/acre
$1,591/ac
Projected profit
$1,553
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-622058 | 2.9 | Jul 27, 2026 | $12,000 | 4,169 | 3,357 | 86 |
| MN-191892 | 2.6 | Mar 24, 2026 | $8,000 | 3,136 | 2,582 | 74 |
| MN-601532 | 2.0 | Jun 30, 2025 | $5,000 | 2,542 | 2,493 | 74 |
| MN-670265 | 0.8 | May 28, 2026 | $1,800 | 2,244 | 1,846 | 72 |
| MN-290856 | 1.2 | Dec 17, 2025 | $2,900 | 2,377 | 1,659 | 72 |
| MN-221928 | 2.6 | Aug 22, 2024 | $8,900 | 3,384 | 3,713 | 72 |
| MN-111302 | 1.7 | Aug 28, 2024 | $10,200 | 6,115 | 3,137 | 71 |
| MN-462465 | 3.9 | Feb 7, 2026 | $14,400 | 3,723 | 2,528 | 70 |
| MN-640723 | 1.1 | Mar 10, 2025 | $4,900 | 4,461 | 3,730 | 65 |
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.