Comparable sales & offer analysis
Parcel IN-946209
St. Joseph County, IN · 44.92 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$246,600
Adjusted value
$263,778
Value range
$189,920–$337,635
Comp $/acre
$5,872/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -6.5% versus the adjusted value.
Offer position
Max allowable offer
$150,730
Offer $/acre
$3,356/ac
Projected profit
$79,133
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-215923 | 36.5 | Jun 24, 2025 | $141,700 | 3,881 | 3,936 | 76 |
| IN-576356 | 50.0 | Dec 7, 2025 | $310,700 | 6,219 | 4,802 | 75 |
| IN-347697 | 132.0 | Jul 27, 2026 | $1,088,300 | 8,245 | 7,774 | 70 |
| IN-464481 | 12.8 | Jul 27, 2026 | $105,000 | 8,168 | 4,796 | 69 |
| IN-596828 | 70.3 | Mar 11, 2024 | $622,100 | 8,845 | 7,840 | 69 |
| IN-776896 | 73.9 | Jul 16, 2025 | $393,600 | 5,328 | 3,726 | 66 |
| IN-316564 | 58.1 | May 25, 2024 | $302,700 | 5,211 | 5,187 | 65 |
| IN-355120 | 20.4 | Dec 15, 2024 | $234,500 | 11,488 | 9,361 | 64 |
| IN-757684 | 130.8 | Aug 20, 2024 | $884,700 | 6,767 | 5,829 | 56 |
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.