Comparable sales & offer analysis
Parcel MN-564069
Itasca County, MN · 12.39 ac · Mixed Use · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$25,900
Adjusted value
$32,645
Value range
$27,538–$37,753
Comp $/acre
$2,635/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -20.7% versus the adjusted value.
Offer position
Max allowable offer
$18,655
Offer $/acre
$1,506/ac
Projected profit
$9,794
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-633955 | 11.4 | Apr 14, 2025 | $43,500 | 3,815 | 3,216 | 78 |
| MN-263845 | 10.5 | Jul 24, 2025 | $48,500 | 4,604 | 2,747 | 73 |
| MN-154932 | 23.1 | Jun 19, 2026 | $72,800 | 3,145 | 2,737 | 71 |
| MN-462465 | 3.9 | Feb 7, 2026 | $14,400 | 3,723 | 2,307 | 67 |
| MN-885782 | 42.9 | Jun 14, 2026 | $91,100 | 2,125 | 2,098 | 67 |
| MN-633542 | 8.5 | Nov 1, 2024 | $28,100 | 3,318 | 3,233 | 66 |
| MN-435617 | 38.0 | Sep 28, 2025 | $84,600 | 2,225 | 2,511 | 64 |
| MN-355036 | 25.0 | Jan 5, 2025 | $84,100 | 3,369 | 2,664 | 60 |
| MN-145716 | 40.9 | Jan 19, 2024 | $91,100 | 2,231 | 1,991 | 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.