Comparable sales & offer analysis
Parcel MN-221928
Itasca County, MN · 2.63 ac · Recreational · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$9,300
Adjusted value
$7,516
Value range
$5,598–$9,435
Comp $/acre
$2,858/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.7% versus the adjusted value.
Offer position
Max allowable offer
$4,295
Offer $/acre
$1,633/ac
Projected profit
$2,255
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 | 3,312 | 86 |
| MN-191892 | 2.6 | Mar 24, 2026 | $8,000 | 3,136 | 2,549 | 84 |
| MN-211448 | 1.9 | Jun 23, 2026 | $7,300 | 3,937 | 3,931 | 84 |
| MN-601532 | 2.0 | Jun 30, 2025 | $5,000 | 2,542 | 2,460 | 76 |
| MN-462465 | 3.9 | Feb 7, 2026 | $14,400 | 3,723 | 2,495 | 76 |
| MN-290856 | 1.2 | Dec 17, 2025 | $2,900 | 2,377 | 1,638 | 69 |
| MN-111302 | 1.7 | Aug 28, 2024 | $10,200 | 6,115 | 3,097 | 67 |
| MN-670265 | 0.8 | May 28, 2026 | $1,800 | 2,244 | 1,822 | 67 |
| MN-640723 | 1.1 | Mar 10, 2025 | $4,900 | 4,461 | 3,683 | 63 |
| MN-633542 | 8.5 | Nov 1, 2024 | $28,100 | 3,318 | 3,498 | 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.