Comparable sales & offer analysis
Parcel IN-292266
St. Joseph County, IN · 2.58 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$14,500
Adjusted value
$18,678
Value range
$14,852–$22,505
Comp $/acre
$7,240/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -22.4% versus the adjusted value.
Offer position
Max allowable offer
$10,673
Offer $/acre
$4,137/ac
Projected profit
$5,604
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 | 8,239 | 85 |
| IN-391618 | 1.6 | Jul 27, 2026 | $21,500 | 13,346 | 9,008 | 78 |
| IN-151533 | 1.5 | Feb 27, 2026 | $14,800 | 9,767 | 6,700 | 77 |
| IN-781211 | 1.2 | Jan 23, 2026 | $7,600 | 6,300 | 6,359 | 72 |
| IN-181377 | 1.4 | Mar 12, 2025 | $7,600 | 5,609 | 5,873 | 69 |
| IN-991772 | 1.8 | Oct 22, 2024 | $24,000 | 13,331 | 9,681 | 67 |
| IN-623257 | 5.3 | Jul 21, 2024 | $30,900 | 5,835 | 6,052 | 60 |
| IN-203417 | 5.9 | Mar 17, 2024 | $49,600 | 8,343 | 5,286 | 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.