Comparable sales & offer analysis
Parcel IN-596828
St. Joseph County, IN · 70.33 ac · Mixed Use · Paved · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$584,100
Adjusted value
$493,499
Value range
$355,319–$631,679
Comp $/acre
$7,017/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +18.4% versus the adjusted value.
Offer position
Max allowable offer
$281,999
Offer $/acre
$4,010/ac
Projected profit
$148,050
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 | 6,257 | 81 |
| IN-776896 | 73.9 | Jul 16, 2025 | $393,600 | 5,328 | 4,656 | 74 |
| IN-576356 | 50.0 | Dec 7, 2025 | $310,700 | 6,219 | 6,001 | 73 |
| IN-347697 | 132.0 | Jul 27, 2026 | $1,088,300 | 8,245 | 9,715 | 73 |
| IN-316564 | 58.1 | May 25, 2024 | $302,700 | 5,211 | 6,483 | 71 |
| IN-215923 | 36.5 | Jun 24, 2025 | $141,700 | 3,881 | 4,919 | 67 |
| IN-757684 | 130.8 | Aug 20, 2024 | $884,700 | 6,767 | 7,284 | 67 |
| IN-355120 | 20.4 | Dec 15, 2024 | $234,500 | 11,488 | 11,698 | 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.