Comparable sales & offer analysis
Parcel MN-608099
St. Louis County, MN · 230 ac · Agricultural · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$268,700
Adjusted value
$418,492
Value range
$335,469–$501,515
Comp $/acre
$1,823/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -35.8% versus the adjusted value.
Offer position
Max allowable offer
$239,138
Offer $/acre
$1,042/ac
Projected profit
$125,548
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 | 1,891 | 87 |
| MN-277438 | 142.2 | Jul 27, 2026 | $245,400 | 1,726 | 1,250 | 80 |
| MN-499099 | 473.8 | Jul 27, 2026 | $1,027,900 | 2,169 | 1,838 | 74 |
| MN-809472 | 620.8 | Jun 27, 2026 | $1,850,000 | 2,980 | 2,750 | 72 |
| MN-557433 | 141.7 | Mar 22, 2026 | $366,100 | 2,583 | 1,574 | 72 |
| MN-807495 | 148.2 | May 22, 2025 | $348,500 | 2,351 | 1,763 | 70 |
| MN-439182 | 503.1 | Jul 21, 2025 | $820,500 | 1,631 | 1,768 | 68 |
| MN-587536 | 152.7 | Jan 24, 2025 | $451,300 | 2,956 | 1,833 | 67 |
| MN-388567 | 322.3 | Oct 23, 2024 | $767,000 | 2,380 | 1,840 | 66 |
| MN-778706 | 356.4 | Feb 27, 2025 | $761,500 | 2,137 | 1,756 | 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.