Comparable sales & offer analysis
Parcel MN-997980
St. Louis County, MN · 211 ac · Agricultural · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$535,700
Adjusted value
$448,651
Value range
$341,038–$556,264
Comp $/acre
$2,130/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +19.4% versus the adjusted value.
Offer position
Max allowable offer
$256,372
Offer $/acre
$1,217/ac
Projected profit
$134,595
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-608099 | 229.6 | Jul 27, 2026 | $276,200 | 1,203 | 1,507 | 88 |
| MN-277438 | 142.2 | Jul 27, 2026 | $245,400 | 1,726 | 1,554 | 83 |
| MN-807495 | 148.2 | May 22, 2025 | $348,500 | 2,351 | 2,192 | 69 |
| MN-557433 | 141.7 | Mar 22, 2026 | $366,100 | 2,583 | 1,956 | 69 |
| MN-809472 | 620.8 | Jun 27, 2026 | $1,850,000 | 2,980 | 3,419 | 68 |
| MN-439182 | 503.1 | Jul 21, 2025 | $820,500 | 1,631 | 2,198 | 67 |
| MN-499099 | 473.8 | Jul 27, 2026 | $1,027,900 | 2,169 | 2,285 | 67 |
| MN-587536 | 152.7 | Jan 24, 2025 | $451,300 | 2,956 | 2,280 | 67 |
| MN-388567 | 322.3 | Oct 23, 2024 | $767,000 | 2,380 | 2,288 | 65 |
| MN-847118 | 112.8 | May 15, 2024 | $207,700 | 1,841 | 1,935 | 63 |
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.