Comparable sales & offer analysis
Parcel IN-623257
St. Joseph County, IN · 5.29 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$30,500
Adjusted value
$39,950
Value range
$31,686–$48,214
Comp $/acre
$7,552/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -23.7% versus the adjusted value.
Offer position
Max allowable offer
$22,829
Offer $/acre
$4,315/ac
Projected profit
$11,985
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-902544 | 3.2 | Jul 27, 2026 | $27,800 | 8,787 | 8,681 | 83 |
| IN-354357 | 11.7 | Jul 27, 2026 | $62,200 | 5,301 | 7,129 | 73 |
| IN-464481 | 12.8 | Jul 27, 2026 | $105,000 | 8,168 | 6,103 | 71 |
| IN-292266 | 2.6 | Jul 27, 2026 | $15,200 | 5,896 | 6,226 | 71 |
| IN-391618 | 1.6 | Jul 27, 2026 | $21,500 | 13,346 | 9,492 | 69 |
| IN-203417 | 5.9 | Mar 17, 2024 | $49,600 | 8,343 | 5,567 | 66 |
| IN-151533 | 1.5 | Feb 27, 2026 | $14,800 | 9,767 | 7,059 | 63 |
| IN-991772 | 1.8 | Oct 22, 2024 | $24,000 | 13,331 | 10,197 | 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.