Comparable sales & offer analysis
Parcel IN-181377
St. Joseph County, IN · 1.36 ac · Residential · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$8,600
Adjusted value
$9,802
Value range
$7,709–$11,895
Comp $/acre
$7,208/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.3% versus the adjusted value.
Offer position
Max allowable offer
$5,601
Offer $/acre
$4,119/ac
Projected profit
$2,941
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-781211 | 1.2 | Jan 23, 2026 | $7,600 | 6,300 | 6,438 | 90 |
| IN-391618 | 1.6 | Jul 27, 2026 | $21,500 | 13,346 | 9,119 | 83 |
| IN-151533 | 1.5 | Feb 27, 2026 | $14,800 | 9,767 | 6,782 | 80 |
| IN-292266 | 2.6 | Jul 27, 2026 | $15,200 | 5,896 | 5,981 | 78 |
| IN-810484 | 0.7 | Jul 27, 2026 | $5,000 | 6,993 | 4,512 | 76 |
| IN-902544 | 3.2 | Jul 27, 2026 | $27,800 | 8,787 | 8,340 | 70 |
| IN-991772 | 1.8 | Oct 22, 2024 | $24,000 | 13,331 | 9,800 | 70 |
| IN-400355 | 0.7 | Aug 15, 2025 | $5,000 | 7,658 | 7,369 | 68 |
| IN-100269 | 0.6 | Nov 6, 2025 | $5,100 | 8,290 | 6,795 | 67 |
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.