Comparable sales & offer analysis
Parcel IN-347697
St. Joseph County, IN · 132 ac · Residential · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,160,200
Adjusted value
$756,702
Value range
$596,398–$917,006
Comp $/acre
$5,733/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +53.3% versus the adjusted value.
Offer position
Max allowable offer
$432,401
Offer $/acre
$3,276/ac
Projected profit
$227,011
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-757684 | 130.8 | Aug 20, 2024 | $884,700 | 6,767 | 6,230 | 75 |
| IN-576356 | 50.0 | Dec 7, 2025 | $310,700 | 6,219 | 5,133 | 75 |
| IN-946209 | 44.9 | Jul 27, 2026 | $223,200 | 4,968 | 5,352 | 70 |
| IN-776896 | 73.9 | Jul 16, 2025 | $393,600 | 5,328 | 3,982 | 70 |
| IN-309155 | 379.5 | Feb 11, 2024 | $1,811,600 | 4,773 | 5,849 | 62 |
| IN-596828 | 70.3 | Mar 11, 2024 | $622,100 | 8,845 | 8,380 | 60 |
| IN-316564 | 58.1 | May 25, 2024 | $302,700 | 5,211 | 5,544 | 59 |
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.