Comparable sales & offer analysis
Parcel MN-642467
St. Louis County, MN · 3.88 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$17,200
Adjusted value
$12,334
Value range
$10,756–$13,911
Comp $/acre
$3,179/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +39.5% versus the adjusted value.
Offer position
Max allowable offer
$7,048
Offer $/acre
$1,816/ac
Projected profit
$3,700
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-831662 | 2.2 | Jul 27, 2026 | $8,600 | 3,950 | 2,862 | 79 |
| MN-212356 | 3.6 | Nov 4, 2025 | $15,100 | 4,218 | 3,756 | 78 |
| MN-831543 | 2.0 | Feb 20, 2026 | $8,400 | 4,221 | 3,614 | 73 |
| MN-843105 | 6.2 | Mar 18, 2026 | $17,200 | 2,797 | 2,512 | 73 |
| MN-253658 | 9.2 | Oct 18, 2025 | $40,000 | 4,343 | 3,298 | 70 |
| MN-992247 | 3.3 | Oct 20, 2024 | $13,600 | 4,107 | 3,079 | 69 |
| MN-882878 | 5.2 | Apr 9, 2024 | $20,000 | 3,824 | 2,979 | 64 |
| MN-130954 | 1.3 | Dec 12, 2024 | $7,000 | 5,363 | 2,857 | 59 |
| MN-131289 | 1.6 | Nov 21, 2024 | $9,200 | 5,572 | 3,642 | 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.