Comparable sales & offer analysis
Parcel MN-670265
Itasca County, MN · 0.79 ac · Unzoned · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,900
Adjusted value
$2,940
Value range
$2,160–$3,721
Comp $/acre
$3,722/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -35.4% versus the adjusted value.
Offer position
Max allowable offer
$1,680
Offer $/acre
$2,127/ac
Projected profit
$882
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-211448 | 1.9 | Jun 23, 2026 | $7,300 | 3,937 | 4,885 | 74 |
| MN-290856 | 1.2 | Dec 17, 2025 | $2,900 | 2,377 | 2,036 | 74 |
| MN-640723 | 1.1 | Mar 10, 2025 | $4,900 | 4,461 | 4,577 | 65 |
| MN-111302 | 1.7 | Aug 28, 2024 | $10,200 | 6,115 | 3,849 | 65 |
| MN-191892 | 2.6 | Mar 24, 2026 | $8,000 | 3,136 | 3,168 | 61 |
| MN-601532 | 2.0 | Jun 30, 2025 | $5,000 | 2,542 | 3,058 | 59 |
| MN-221928 | 2.6 | Aug 22, 2024 | $8,900 | 3,384 | 4,556 | 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.