Comparable sales & offer analysis
Parcel MN-145716
Itasca County, MN · 40.85 ac · Unzoned · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$111,000
Adjusted value
$124,266
Value range
$106,357–$142,174
Comp $/acre
$3,042/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -10.7% versus the adjusted value.
Offer position
Max allowable offer
$71,009
Offer $/acre
$1,738/ac
Projected profit
$37,280
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-885782 | 42.9 | Jun 14, 2026 | $91,100 | 2,125 | 2,618 | 80 |
| MN-154932 | 23.1 | Jun 19, 2026 | $72,800 | 3,145 | 3,416 | 76 |
| MN-435617 | 38.0 | Sep 28, 2025 | $84,600 | 2,225 | 3,133 | 76 |
| MN-336479 | 71.0 | Jun 12, 2026 | $167,300 | 2,357 | 3,109 | 71 |
| MN-616396 | 66.9 | Aug 19, 2024 | $217,200 | 3,249 | 3,911 | 67 |
| MN-647073 | 109.2 | Dec 6, 2025 | $254,900 | 2,335 | 2,458 | 65 |
| MN-564069 | 12.4 | Mar 7, 2026 | $25,100 | 2,030 | 2,594 | 65 |
| MN-426846 | 92.6 | Dec 27, 2023 | $231,000 | 2,494 | 2,812 | 64 |
| MN-355036 | 25.0 | Jan 5, 2025 | $84,100 | 3,369 | 3,324 | 62 |
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.