Comparable sales & offer analysis
Parcel MN-449019
Koochiching County, MN · 447 ac · Mixed Use · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$727,800
Adjusted value
$533,727
Value range
$482,893–$584,562
Comp $/acre
$1,194/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +36.4% versus the adjusted value.
Offer position
Max allowable offer
$304,987
Offer $/acre
$682/ac
Projected profit
$160,118
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-209704 | 734.4 | May 21, 2026 | $1,324,200 | 1,803 | 1,173 | 75 |
| MN-188569 | 322.7 | Oct 20, 2025 | $639,900 | 1,983 | 1,273 | 71 |
| MN-628557 | 319.9 | Apr 18, 2024 | $436,400 | 1,364 | 1,078 | 69 |
| MN-617889 | 197.2 | May 11, 2024 | $391,600 | 1,986 | 1,363 | 65 |
| MN-657247 | 123.8 | Aug 9, 2025 | $268,000 | 2,164 | 1,249 | 62 |
| MN-307207 | 120.3 | Feb 12, 2025 | $289,600 | 2,407 | 1,025 | 62 |
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.