Comparable sales & offer analysis
Parcel IN-409773
St. Joseph County, IN · 594 ac · Recreational · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,842,300
Adjusted value
$2,986,565
Value range
$2,246,344–$3,726,785
Comp $/acre
$5,029/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.8% versus the adjusted value.
Offer position
Max allowable offer
$1,706,608
Offer $/acre
$2,874/ac
Projected profit
$895,969
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-347697 | 132.0 | Jul 27, 2026 | $1,088,300 | 8,245 | 6,369 | 69 |
| IN-309155 | 379.5 | Feb 11, 2024 | $1,811,600 | 4,773 | 4,483 | 66 |
| IN-757684 | 130.8 | Aug 20, 2024 | $884,700 | 6,767 | 4,775 | 60 |
| IN-776896 | 73.9 | Jul 16, 2025 | $393,600 | 5,328 | 3,052 | 58 |
| IN-596828 | 70.3 | Mar 11, 2024 | $622,100 | 8,845 | 6,423 | 53 |
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.