Comparable sales & offer analysis
Parcel IN-151533
St. Joseph County, IN · 1.52 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$14,400
Adjusted value
$15,978
Value range
$12,436–$19,520
Comp $/acre
$10,512/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -9.9% versus the adjusted value.
Offer position
Max allowable offer
$9,130
Offer $/acre
$6,007/ac
Projected profit
$4,793
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-391618 | 1.6 | Jul 27, 2026 | $21,500 | 13,346 | 13,462 | 88 |
| IN-292266 | 2.6 | Jul 27, 2026 | $15,200 | 5,896 | 8,831 | 80 |
| IN-991772 | 1.8 | Oct 22, 2024 | $24,000 | 13,331 | 14,463 | 78 |
| IN-781211 | 1.2 | Jan 23, 2026 | $7,600 | 6,300 | 9,503 | 76 |
| IN-902544 | 3.2 | Jul 27, 2026 | $27,800 | 8,787 | 12,313 | 76 |
| IN-181377 | 1.4 | Mar 12, 2025 | $7,600 | 5,609 | 8,775 | 74 |
| IN-810484 | 0.7 | Jul 27, 2026 | $5,000 | 6,993 | 6,661 | 72 |
| IN-100269 | 0.6 | Nov 6, 2025 | $5,100 | 8,290 | 10,030 | 69 |
| IN-400355 | 0.7 | Aug 15, 2025 | $5,000 | 7,658 | 10,877 | 64 |
| IN-623257 | 5.3 | Jul 21, 2024 | $30,900 | 5,835 | 9,042 | 55 |
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.