Comparable sales & offer analysis
Parcel MN-462465
Itasca County, MN · 3.88 ac · Agricultural · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$13,400
Adjusted value
$17,864
Value range
$13,802–$21,926
Comp $/acre
$4,604/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -25.0% versus the adjusted value.
Offer position
Max allowable offer
$10,208
Offer $/acre
$2,631/ac
Projected profit
$5,359
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 | 5,078 | 83 |
| MN-191892 | 2.6 | Mar 24, 2026 | $8,000 | 3,136 | 3,907 | 74 |
| MN-211448 | 1.9 | Jun 23, 2026 | $7,300 | 3,937 | 6,025 | 73 |
| MN-601532 | 2.0 | Jun 30, 2025 | $5,000 | 2,542 | 3,771 | 68 |
| MN-564069 | 12.4 | Mar 7, 2026 | $25,100 | 2,030 | 3,446 | 68 |
| MN-221928 | 2.6 | Aug 22, 2024 | $8,900 | 3,384 | 5,617 | 67 |
| MN-633955 | 11.4 | Apr 14, 2025 | $43,500 | 3,815 | 5,331 | 64 |
| MN-633542 | 8.5 | Nov 1, 2024 | $28,100 | 3,318 | 5,360 | 63 |
| MN-290856 | 1.2 | Dec 17, 2025 | $2,900 | 2,377 | 2,511 | 61 |
| MN-111302 | 1.7 | Aug 28, 2024 | $10,200 | 6,115 | 4,746 | 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.