Comparable sales & offer analysis
Parcel MN-628641
Itasca County, MN · 340 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$499,100
Adjusted value
$571,653
Value range
$436,317–$706,989
Comp $/acre
$1,681/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.7% versus the adjusted value.
Offer position
Max allowable offer
$326,659
Offer $/acre
$961/ac
Projected profit
$171,496
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-558042 | 220.3 | Jul 27, 2026 | $243,000 | 1,103 | 1,234 | 82 |
| MN-289182 | 503.1 | Jun 8, 2026 | $1,274,800 | 2,534 | 1,720 | 80 |
| MN-907732 | 176.0 | Jul 27, 2026 | $565,700 | 3,214 | 1,952 | 73 |
| MN-367932 | 203.4 | Apr 2, 2026 | $562,600 | 2,766 | 2,136 | 72 |
| MN-299323 | 557.3 | Feb 24, 2025 | $907,800 | 1,629 | 2,005 | 68 |
| MN-647073 | 109.2 | Dec 6, 2025 | $254,900 | 2,335 | 1,053 | 66 |
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.