Comparable sales & offer analysis
Parcel IN-316564
St. Joseph County, IN · 58.09 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$314,000
Adjusted value
$381,815
Value range
$274,907–$488,723
Comp $/acre
$6,573/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.8% versus the adjusted value.
Offer position
Max allowable offer
$218,180
Offer $/acre
$3,756/ac
Projected profit
$114,545
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-576356 | 50.0 | Dec 7, 2025 | $310,700 | 6,219 | 5,302 | 79 |
| IN-946209 | 44.9 | Jul 27, 2026 | $223,200 | 4,968 | 5,528 | 77 |
| IN-776896 | 73.9 | Jul 16, 2025 | $393,600 | 5,328 | 4,113 | 73 |
| IN-347697 | 132.0 | Jul 27, 2026 | $1,088,300 | 8,245 | 8,583 | 71 |
| IN-596828 | 70.3 | Mar 11, 2024 | $622,100 | 8,845 | 8,656 | 71 |
| IN-215923 | 36.5 | Jun 24, 2025 | $141,700 | 3,881 | 4,346 | 69 |
| IN-757684 | 130.8 | Aug 20, 2024 | $884,700 | 6,767 | 6,435 | 65 |
| IN-355120 | 20.4 | Dec 15, 2024 | $234,500 | 11,488 | 10,335 | 62 |
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.