Comparable sales & offer analysis
Parcel MN-336479
Itasca County, MN · 71.01 ac · Agricultural · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$197,800
Adjusted value
$184,684
Value range
$141,832–$227,536
Comp $/acre
$2,601/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +7.1% versus the adjusted value.
Offer position
Max allowable offer
$105,534
Offer $/acre
$1,486/ac
Projected profit
$55,405
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-885782 | 42.9 | Jun 14, 2026 | $91,100 | 2,125 | 2,010 | 75 |
| MN-616396 | 66.9 | Aug 19, 2024 | $217,200 | 3,249 | 3,002 | 69 |
| MN-435617 | 38.0 | Sep 28, 2025 | $84,600 | 2,225 | 2,405 | 68 |
| MN-426846 | 92.6 | Dec 27, 2023 | $231,000 | 2,494 | 2,159 | 67 |
| MN-907732 | 176.0 | Jul 27, 2026 | $565,700 | 3,214 | 3,499 | 66 |
| MN-647073 | 109.2 | Dec 6, 2025 | $254,900 | 2,335 | 1,887 | 66 |
| MN-558042 | 220.3 | Jul 27, 2026 | $243,000 | 1,103 | 2,211 | 66 |
| MN-154932 | 23.1 | Jun 19, 2026 | $72,800 | 3,145 | 2,622 | 64 |
| MN-355036 | 25.0 | Jan 5, 2025 | $84,100 | 3,369 | 2,552 | 62 |
| MN-367932 | 203.4 | Apr 2, 2026 | $562,600 | 2,766 | 3,828 | 61 |
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.