Comparable sales & offer analysis
Parcel MN-253658
St. Louis County, MN · 9.20 ac · Mixed Use · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$40,400
Adjusted value
$41,871
Value range
$33,889–$49,853
Comp $/acre
$4,551/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -3.5% versus the adjusted value.
Offer position
Max allowable offer
$23,926
Offer $/acre
$2,601/ac
Projected profit
$12,561
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-642467 | 3.9 | Jul 27, 2026 | $16,300 | 4,207 | 5,808 | 76 |
| MN-843105 | 6.2 | Mar 18, 2026 | $17,200 | 2,797 | 3,441 | 71 |
| MN-882878 | 5.2 | Apr 9, 2024 | $20,000 | 3,824 | 4,081 | 66 |
| MN-992247 | 3.3 | Oct 20, 2024 | $13,600 | 4,107 | 4,218 | 59 |
| MN-212356 | 3.6 | Nov 4, 2025 | $15,100 | 4,218 | 5,145 | 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.