Comparable sales & offer analysis
Parcel MN-154932
Itasca County, MN · 23.15 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$79,300
Adjusted value
$70,045
Value range
$58,156–$81,934
Comp $/acre
$3,026/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +13.2% versus the adjusted value.
Offer position
Max allowable offer
$40,026
Offer $/acre
$1,729/ac
Projected profit
$21,013
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 | 2,440 | 73 |
| MN-355036 | 25.0 | Jan 5, 2025 | $84,100 | 3,369 | 3,098 | 72 |
| MN-263845 | 10.5 | Jul 24, 2025 | $48,500 | 4,604 | 3,194 | 71 |
| MN-633955 | 11.4 | Apr 14, 2025 | $43,500 | 3,815 | 3,739 | 71 |
| MN-435617 | 38.0 | Sep 28, 2025 | $84,600 | 2,225 | 2,919 | 69 |
| MN-564069 | 12.4 | Mar 7, 2026 | $25,100 | 2,030 | 2,417 | 68 |
| MN-145716 | 40.9 | Jan 19, 2024 | $91,100 | 2,231 | 2,315 | 65 |
| MN-336479 | 71.0 | Jun 12, 2026 | $167,300 | 2,357 | 2,898 | 64 |
| MN-633542 | 8.5 | Nov 1, 2024 | $28,100 | 3,318 | 3,760 | 59 |
| MN-616396 | 66.9 | Aug 19, 2024 | $217,200 | 3,249 | 3,644 | 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.