Comparable sales & offer analysis
Parcel MN-435617
Itasca County, MN · 38.03 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$93,100
Adjusted value
$85,805
Value range
$70,734–$100,877
Comp $/acre
$2,256/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.5% versus the adjusted value.
Offer position
Max allowable offer
$49,032
Offer $/acre
$1,289/ac
Projected profit
$25,742
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 | 1,928 | 86 |
| MN-154932 | 23.1 | Jun 19, 2026 | $72,800 | 3,145 | 2,515 | 76 |
| MN-336479 | 71.0 | Jun 12, 2026 | $167,300 | 2,357 | 2,290 | 75 |
| MN-355036 | 25.0 | Jan 5, 2025 | $84,100 | 3,369 | 2,449 | 73 |
| MN-145716 | 40.9 | Jan 19, 2024 | $91,100 | 2,231 | 1,831 | 70 |
| MN-647073 | 109.2 | Dec 6, 2025 | $254,900 | 2,335 | 1,810 | 68 |
| MN-616396 | 66.9 | Aug 19, 2024 | $217,200 | 3,249 | 2,881 | 68 |
| MN-564069 | 12.4 | Mar 7, 2026 | $25,100 | 2,030 | 1,910 | 68 |
| MN-633955 | 11.4 | Apr 14, 2025 | $43,500 | 3,815 | 2,956 | 63 |
| MN-426846 | 92.6 | Dec 27, 2023 | $231,000 | 2,494 | 2,072 | 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.