Comparable sales & offer analysis
Parcel MN-647073
Itasca County, MN · 109 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$309,400
Adjusted value
$370,370
Value range
$283,220–$457,521
Comp $/acre
$3,392/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -16.5% versus the adjusted value.
Offer position
Max allowable offer
$211,640
Offer $/acre
$1,938/ac
Projected profit
$111,111
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-907732 | 176.0 | Jul 27, 2026 | $565,700 | 3,214 | 4,480 | 79 |
| MN-616396 | 66.9 | Aug 19, 2024 | $217,200 | 3,249 | 3,844 | 75 |
| MN-558042 | 220.3 | Jul 27, 2026 | $243,000 | 1,103 | 2,831 | 73 |
| MN-367932 | 203.4 | Apr 2, 2026 | $562,600 | 2,766 | 4,901 | 73 |
| MN-885782 | 42.9 | Jun 14, 2026 | $91,100 | 2,125 | 2,573 | 71 |
| MN-336479 | 71.0 | Jun 12, 2026 | $167,300 | 2,357 | 3,056 | 70 |
| MN-426846 | 92.6 | Dec 27, 2023 | $231,000 | 2,494 | 2,764 | 67 |
| MN-435617 | 38.0 | Sep 28, 2025 | $84,600 | 2,225 | 3,079 | 66 |
| MN-628641 | 340.0 | Aug 4, 2024 | $489,100 | 1,439 | 3,581 | 59 |
| MN-145716 | 40.9 | Jan 19, 2024 | $91,100 | 2,231 | 2,442 | 58 |
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.