Comparable sales & offer analysis
Parcel MN-809472
St. Louis County, MN · 621 ac · Residential · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,729,000
Adjusted value
$1,165,677
Value range
$1,007,166–$1,324,188
Comp $/acre
$1,878/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +48.3% versus the adjusted value.
Offer position
Max allowable offer
$666,101
Offer $/acre
$1,073/ac
Projected profit
$349,703
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 | 2,014 | 81 |
| MN-439182 | 503.1 | Jul 21, 2025 | $820,500 | 1,631 | 1,937 | 78 |
| MN-608099 | 229.6 | Jul 27, 2026 | $276,200 | 1,203 | 1,329 | 73 |
| MN-997980 | 210.6 | Jul 27, 2026 | $493,900 | 2,345 | 2,072 | 67 |
| MN-778706 | 356.4 | Feb 27, 2025 | $761,500 | 2,137 | 1,924 | 64 |
| MN-388567 | 322.3 | Oct 23, 2024 | $767,000 | 2,380 | 2,016 | 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.