Comparable sales & offer analysis
Parcel IN-355120
St. Joseph County, IN · 20.41 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$231,000
Adjusted value
$138,664
Value range
$110,878–$166,450
Comp $/acre
$6,794/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +66.6% versus the adjusted value.
Offer position
Max allowable offer
$79,237
Offer $/acre
$3,882/ac
Projected profit
$41,599
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 |
|---|---|---|---|---|---|---|
| IN-354357 | 11.7 | Jul 27, 2026 | $62,200 | 5,301 | 7,396 | 80 |
| IN-464481 | 12.8 | Jul 27, 2026 | $105,000 | 8,168 | 6,331 | 76 |
| IN-946209 | 44.9 | Jul 27, 2026 | $223,200 | 4,968 | 6,609 | 74 |
| IN-576356 | 50.0 | Dec 7, 2025 | $310,700 | 6,219 | 6,339 | 73 |
| IN-215923 | 36.5 | Jun 24, 2025 | $141,700 | 3,881 | 5,196 | 71 |
| IN-316564 | 58.1 | May 25, 2024 | $302,700 | 5,211 | 6,847 | 60 |
| IN-596828 | 70.3 | Mar 11, 2024 | $622,100 | 8,845 | 10,349 | 56 |
| IN-203417 | 5.9 | Mar 17, 2024 | $49,600 | 8,343 | 5,775 | 56 |
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.