Comparable sales & offer analysis
Parcel MN-289182
Itasca County, MN · 503 ac · Residential · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,391,700
Adjusted value
$1,328,547
Value range
$1,073,842–$1,583,253
Comp $/acre
$2,641/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +4.8% versus the adjusted value.
Offer position
Max allowable offer
$759,170
Offer $/acre
$1,509/ac
Projected profit
$398,564
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 | 1,842 | 78 |
| MN-367932 | 203.4 | Apr 2, 2026 | $562,600 | 2,766 | 3,189 | 72 |
| MN-299323 | 557.3 | Feb 24, 2025 | $907,800 | 1,629 | 2,993 | 71 |
| MN-907732 | 176.0 | Jul 27, 2026 | $565,700 | 3,214 | 2,915 | 69 |
| MN-628641 | 340.0 | Aug 4, 2024 | $489,100 | 1,439 | 2,330 | 69 |
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.