Comparable sales & offer analysis
Parcel MN-608099
St. Louis County, MN · 230 ac · Agricultural · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$268,700
Adjusted value
$416,282
Value range
$333,552–$499,012
Comp $/acre
$1,813/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -35.5% versus the adjusted value.
Offer position
Max allowable offer
$237,875
Offer $/acre
$1,036/ac
Projected profit
$124,884
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-997980 | 210.6 | Jul 27, 2026 | $493,900 | 2,345 | 1,880 | 88 |
| MN-277438 | 142.2 | Jul 27, 2026 | $245,400 | 1,726 | 1,243 | 82 |
| MN-499099 | 473.8 | Jul 27, 2026 | $1,027,900 | 2,169 | 1,828 | 75 |
| MN-809472 | 620.8 | Jun 27, 2026 | $1,850,000 | 2,980 | 2,735 | 74 |
| MN-557433 | 141.7 | Mar 22, 2026 | $366,100 | 2,583 | 1,565 | 73 |
| MN-807495 | 148.2 | May 22, 2025 | $348,500 | 2,351 | 1,754 | 71 |
| MN-439182 | 503.1 | Jul 21, 2025 | $820,500 | 1,631 | 1,759 | 69 |
| MN-587536 | 152.7 | Jan 24, 2025 | $451,300 | 2,956 | 1,824 | 67 |
| MN-388567 | 322.3 | Oct 23, 2024 | $767,000 | 2,380 | 1,830 | 67 |
| MN-778706 | 356.4 | Feb 27, 2025 | $761,500 | 2,137 | 1,746 | 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.