Comparable sales & offer analysis
Parcel MN-617889
Koochiching County, MN · 197 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$417,000
Adjusted value
$404,908
Value range
$323,193–$486,623
Comp $/acre
$2,053/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +3.0% versus the adjusted value.
Offer position
Max allowable offer
$231,376
Offer $/acre
$1,173/ac
Projected profit
$121,472
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-657247 | 123.8 | Aug 9, 2025 | $268,000 | 2,164 | 2,002 | 77 |
| MN-449019 | 447.1 | Jul 20, 2026 | $774,400 | 1,732 | 2,801 | 76 |
| MN-307207 | 120.3 | Feb 12, 2025 | $289,600 | 2,407 | 1,643 | 73 |
| MN-188569 | 322.7 | Oct 20, 2025 | $639,900 | 1,983 | 2,042 | 69 |
| MN-628557 | 319.9 | Apr 18, 2024 | $436,400 | 1,364 | 1,728 | 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.