Comparable sales & offer analysis
Parcel IN-354357
St. Joseph County, IN · 11.74 ac · Residential · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$58,600
Adjusted value
$62,158
Value range
$44,753–$79,562
Comp $/acre
$5,295/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -5.7% versus the adjusted value.
Offer position
Max allowable offer
$35,519
Offer $/acre
$3,025/ac
Projected profit
$18,647
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-464481 | 12.8 | Jul 27, 2026 | $105,000 | 8,168 | 4,573 | 84 |
| IN-355120 | 20.4 | Dec 15, 2024 | $234,500 | 11,488 | 8,925 | 70 |
| IN-623257 | 5.3 | Jul 21, 2024 | $30,900 | 5,835 | 4,777 | 62 |
| IN-215923 | 36.5 | Jun 24, 2025 | $141,700 | 3,881 | 3,753 | 61 |
| IN-203417 | 5.9 | Mar 17, 2024 | $49,600 | 8,343 | 4,171 | 61 |
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.