Comparable sales & offer analysis
Parcel MN-809472
St. Louis County, MN · 621 ac · Residential · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,729,000
Adjusted value
$1,159,151
Value range
$1,001,139–$1,317,162
Comp $/acre
$1,867/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +49.2% versus the adjusted value.
Offer position
Max allowable offer
$662,372
Offer $/acre
$1,067/ac
Projected profit
$347,745
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 |
|---|---|---|---|---|---|---|
| MN-499099 | 473.8 | Jul 27, 2026 | $1,027,900 | 2,169 | 2,003 | 83 |
| MN-439182 | 503.1 | Jul 21, 2025 | $820,500 | 1,631 | 1,927 | 78 |
| MN-608099 | 229.6 | Jul 27, 2026 | $276,200 | 1,203 | 1,321 | 74 |
| MN-997980 | 210.6 | Jul 27, 2026 | $493,900 | 2,345 | 2,060 | 69 |
| MN-778706 | 356.4 | Feb 27, 2025 | $761,500 | 2,137 | 1,914 | 65 |
| MN-388567 | 322.3 | Oct 23, 2024 | $767,000 | 2,380 | 2,006 | 60 |
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.