Comparable sales & offer analysis
Parcel IN-464481
St. Joseph County, IN · 12.85 ac · Unzoned · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$119,000
Adjusted value
$123,060
Value range
$88,603–$157,517
Comp $/acre
$9,577/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -3.3% versus the adjusted value.
Offer position
Max allowable offer
$70,320
Offer $/acre
$5,472/ac
Projected profit
$36,918
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 | 9,616 | 84 |
| IN-946209 | 44.9 | Jul 27, 2026 | $223,200 | 4,968 | 8,593 | 69 |
| IN-355120 | 20.4 | Dec 15, 2024 | $234,500 | 11,488 | 16,066 | 66 |
| IN-203417 | 5.9 | Mar 17, 2024 | $49,600 | 8,343 | 7,509 | 63 |
| IN-215923 | 36.5 | Jun 24, 2025 | $141,700 | 3,881 | 6,756 | 63 |
| IN-623257 | 5.3 | Jul 21, 2024 | $30,900 | 5,835 | 8,599 | 60 |
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.