Comparable sales & offer analysis
Parcel IN-810484
St. Joseph County, IN · 0.71 ac · Unzoned · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$5,800
Adjusted value
$8,212
Value range
$6,804–$9,621
Comp $/acre
$11,567/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -29.4% versus the adjusted value.
Offer position
Max allowable offer
$4,693
Offer $/acre
$6,610/ac
Projected profit
$2,464
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-400355 | 0.7 | Aug 15, 2025 | $5,000 | 7,658 | 11,508 | 85 |
| IN-100269 | 0.6 | Nov 6, 2025 | $5,100 | 8,290 | 10,611 | 78 |
| IN-781211 | 1.2 | Jan 23, 2026 | $7,600 | 6,300 | 10,054 | 72 |
| IN-391618 | 1.6 | Jul 27, 2026 | $21,500 | 13,346 | 14,243 | 70 |
| IN-151533 | 1.5 | Feb 27, 2026 | $14,800 | 9,767 | 10,593 | 68 |
| IN-181377 | 1.4 | Mar 12, 2025 | $7,600 | 5,609 | 9,284 | 66 |
| IN-991772 | 1.8 | Oct 22, 2024 | $24,000 | 13,331 | 15,301 | 58 |
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.