Comparable sales & offer analysis
Parcel IN-391618
St. Joseph County, IN · 1.61 ac · Agricultural · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$20,100
Adjusted value
$16,240
Value range
$12,924–$19,557
Comp $/acre
$10,087/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.8% versus the adjusted value.
Offer position
Max allowable offer
$9,280
Offer $/acre
$5,764/ac
Projected profit
$4,872
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-151533 | 1.5 | Feb 27, 2026 | $14,800 | 9,767 | 10,003 | 85 |
| IN-991772 | 1.8 | Oct 22, 2024 | $24,000 | 13,331 | 14,449 | 78 |
| IN-292266 | 2.6 | Jul 27, 2026 | $15,200 | 5,896 | 8,822 | 77 |
| IN-781211 | 1.2 | Jan 23, 2026 | $7,600 | 6,300 | 9,495 | 74 |
| IN-902544 | 3.2 | Jul 27, 2026 | $27,800 | 8,787 | 12,302 | 73 |
| IN-181377 | 1.4 | Mar 12, 2025 | $7,600 | 5,609 | 8,767 | 73 |
| IN-810484 | 0.7 | Jul 27, 2026 | $5,000 | 6,993 | 6,655 | 70 |
| IN-100269 | 0.6 | Nov 6, 2025 | $5,100 | 8,290 | 10,021 | 68 |
| IN-400355 | 0.7 | Aug 15, 2025 | $5,000 | 7,658 | 10,867 | 63 |
| IN-623257 | 5.3 | Jul 21, 2024 | $30,900 | 5,835 | 9,033 | 58 |
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.