Comparable sales & offer analysis
Parcel MN-209704
Koochiching County, MN · 734 ac · Unzoned · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,274,500
Adjusted value
$1,503,165
Value range
$1,219,956–$1,786,373
Comp $/acre
$2,047/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -15.2% versus the adjusted value.
Offer position
Max allowable offer
$858,951
Offer $/acre
$1,170/ac
Projected profit
$450,949
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-449019 | 447.1 | Jul 20, 2026 | $774,400 | 1,732 | 2,727 | 77 |
| MN-188569 | 322.7 | Oct 20, 2025 | $639,900 | 1,983 | 1,987 | 66 |
| MN-628557 | 319.9 | Apr 18, 2024 | $436,400 | 1,364 | 1,682 | 64 |
| MN-617889 | 197.2 | May 11, 2024 | $391,600 | 1,986 | 2,128 | 58 |
| MN-657247 | 123.8 | Aug 9, 2025 | $268,000 | 2,164 | 1,949 | 57 |
| MN-307207 | 120.3 | Feb 12, 2025 | $289,600 | 2,407 | 1,600 | 54 |
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.