Comparable sales & offer analysis
Parcel IN-203417
St. Joseph County, IN · 5.94 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$59,000
Adjusted value
$78,165
Value range
$58,344–$97,986
Comp $/acre
$13,159/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -24.5% versus the adjusted value.
Offer position
Max allowable offer
$44,666
Offer $/acre
$7,519/ac
Projected profit
$23,449
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-464481 | 12.8 | Jul 27, 2026 | $105,000 | 8,168 | 10,126 | 76 |
| IN-902544 | 3.2 | Jul 27, 2026 | $27,800 | 8,787 | 14,404 | 74 |
| IN-354357 | 11.7 | Jul 27, 2026 | $62,200 | 5,301 | 11,829 | 73 |
| IN-292266 | 2.6 | Jul 27, 2026 | $15,200 | 5,896 | 10,330 | 72 |
| IN-623257 | 5.3 | Jul 21, 2024 | $30,900 | 5,835 | 10,577 | 67 |
| IN-991772 | 1.8 | Oct 22, 2024 | $24,000 | 13,331 | 16,919 | 61 |
| IN-355120 | 20.4 | Dec 15, 2024 | $234,500 | 11,488 | 19,763 | 58 |
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.