Comparable sales & offer analysis
Parcel IN-623257
St. Joseph County, IN · 5.29 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$30,500
Adjusted value
$39,732
Value range
$31,524–$47,940
Comp $/acre
$7,511/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -23.2% versus the adjusted value.
Offer position
Max allowable offer
$22,704
Offer $/acre
$4,292/ac
Projected profit
$11,920
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 | 8,633 | 84 |
| IN-354357 | 11.7 | Jul 27, 2026 | $62,200 | 5,301 | 7,090 | 74 |
| IN-464481 | 12.8 | Jul 27, 2026 | $105,000 | 8,168 | 6,069 | 73 |
| IN-292266 | 2.6 | Jul 27, 2026 | $15,200 | 5,896 | 6,191 | 72 |
| IN-391618 | 1.6 | Jul 27, 2026 | $21,500 | 13,346 | 9,439 | 71 |
| IN-203417 | 5.9 | Mar 17, 2024 | $49,600 | 8,343 | 5,539 | 67 |
| IN-151533 | 1.5 | Feb 27, 2026 | $14,800 | 9,767 | 7,021 | 64 |
| IN-991772 | 1.8 | Oct 22, 2024 | $24,000 | 13,331 | 10,144 | 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.