Comparable sales & offer analysis
Parcel MN-616396
Itasca County, MN · 66.86 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$232,800
Adjusted value
$195,315
Value range
$146,320–$244,309
Comp $/acre
$2,921/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +19.2% versus the adjusted value.
Offer position
Max allowable offer
$111,608
Offer $/acre
$1,669/ac
Projected profit
$58,594
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-647073 | 109.2 | Dec 6, 2025 | $254,900 | 2,335 | 2,224 | 81 |
| MN-336479 | 71.0 | Jun 12, 2026 | $167,300 | 2,357 | 2,813 | 79 |
| MN-885782 | 42.9 | Jun 14, 2026 | $91,100 | 2,125 | 2,369 | 76 |
| MN-907732 | 176.0 | Jul 27, 2026 | $565,700 | 3,214 | 4,124 | 74 |
| MN-435617 | 38.0 | Sep 28, 2025 | $84,600 | 2,225 | 2,835 | 73 |
| MN-558042 | 220.3 | Jul 27, 2026 | $243,000 | 1,103 | 2,606 | 68 |
| MN-426846 | 92.6 | Dec 27, 2023 | $231,000 | 2,494 | 2,544 | 67 |
| MN-154932 | 23.1 | Jun 19, 2026 | $72,800 | 3,145 | 3,090 | 67 |
| MN-145716 | 40.9 | Jan 19, 2024 | $91,100 | 2,231 | 2,248 | 66 |
| MN-367932 | 203.4 | Apr 2, 2026 | $562,600 | 2,766 | 4,511 | 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.