Comparable sales & offer analysis
Parcel IN-776896
St. Joseph County, IN · 73.88 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$473,700
Adjusted value
$642,808
Value range
$487,662–$797,954
Comp $/acre
$8,701/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -26.3% versus the adjusted value.
Offer position
Max allowable offer
$367,319
Offer $/acre
$4,972/ac
Projected profit
$192,842
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-347697 | 132.0 | Jul 27, 2026 | $1,088,300 | 8,245 | 11,686 | 77 |
| IN-576356 | 50.0 | Dec 7, 2025 | $310,700 | 6,219 | 7,219 | 76 |
| IN-946209 | 44.9 | Jul 27, 2026 | $223,200 | 4,968 | 7,527 | 74 |
| IN-596828 | 70.3 | Mar 11, 2024 | $622,100 | 8,845 | 11,786 | 69 |
| IN-316564 | 58.1 | May 25, 2024 | $302,700 | 5,211 | 7,798 | 69 |
| IN-215923 | 36.5 | Jun 24, 2025 | $141,700 | 3,881 | 5,917 | 66 |
| IN-757684 | 130.8 | Aug 20, 2024 | $884,700 | 6,767 | 8,762 | 64 |
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.