Comparable sales & offer analysis
Parcel MN-367932
Itasca County, MN · 203 ac · Residential · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$534,300
Adjusted value
$407,034
Value range
$320,681–$493,388
Comp $/acre
$2,001/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +31.3% versus the adjusted value.
Offer position
Max allowable offer
$232,591
Offer $/acre
$1,143/ac
Projected profit
$122,110
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 | 1,623 | 90 |
| MN-907732 | 176.0 | Jul 27, 2026 | $565,700 | 3,214 | 2,568 | 85 |
| MN-289182 | 503.1 | Jun 8, 2026 | $1,274,800 | 2,534 | 2,262 | 75 |
| MN-647073 | 109.2 | Dec 6, 2025 | $254,900 | 2,335 | 1,385 | 71 |
| MN-336479 | 71.0 | Jun 12, 2026 | $167,300 | 2,357 | 1,752 | 64 |
| MN-628641 | 340.0 | Aug 4, 2024 | $489,100 | 1,439 | 2,053 | 63 |
| MN-426846 | 92.6 | Dec 27, 2023 | $231,000 | 2,494 | 1,585 | 59 |
| MN-616396 | 66.9 | Aug 19, 2024 | $217,200 | 3,249 | 2,204 | 57 |
| MN-299323 | 557.3 | Feb 24, 2025 | $907,800 | 1,629 | 2,637 | 56 |
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.