Comparable sales & offer analysis
Parcel IN-215923
St. Joseph County, IN · 36.51 ac · Agricultural · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$150,100
Adjusted value
$217,649
Value range
$156,707–$278,591
Comp $/acre
$5,961/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -31.0% versus the adjusted value.
Offer position
Max allowable offer
$124,371
Offer $/acre
$3,406/ac
Projected profit
$65,295
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-946209 | 44.9 | Jul 27, 2026 | $223,200 | 4,968 | 5,201 | 84 |
| IN-576356 | 50.0 | Dec 7, 2025 | $310,700 | 6,219 | 4,989 | 77 |
| IN-464481 | 12.8 | Jul 27, 2026 | $105,000 | 8,168 | 4,983 | 71 |
| IN-354357 | 11.7 | Jul 27, 2026 | $62,200 | 5,301 | 5,821 | 69 |
| IN-355120 | 20.4 | Dec 15, 2024 | $234,500 | 11,488 | 9,725 | 68 |
| IN-776896 | 73.9 | Jul 16, 2025 | $393,600 | 5,328 | 3,870 | 67 |
| IN-316564 | 58.1 | May 25, 2024 | $302,700 | 5,211 | 5,389 | 65 |
| IN-596828 | 70.3 | Mar 11, 2024 | $622,100 | 8,845 | 8,145 | 63 |
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.