Comparable sales & offer analysis
Parcel MN-831662
St. Louis County, MN · 2.17 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$8,900
Adjusted value
$10,195
Value range
$8,745–$11,644
Comp $/acre
$4,698/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.7% versus the adjusted value.
Offer position
Max allowable offer
$5,826
Offer $/acre
$2,685/ac
Projected profit
$3,058
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-831543 | 2.0 | Feb 20, 2026 | $8,400 | 4,221 | 4,999 | 85 |
| MN-642467 | 3.9 | Jul 27, 2026 | $16,300 | 4,207 | 5,864 | 80 |
| MN-212356 | 3.6 | Nov 4, 2025 | $15,100 | 4,218 | 5,196 | 74 |
| MN-130536 | 1.0 | Jul 27, 2026 | $3,000 | 3,144 | 4,258 | 72 |
| MN-843105 | 6.2 | Mar 18, 2026 | $17,200 | 2,797 | 3,475 | 70 |
| MN-131289 | 1.6 | Nov 21, 2024 | $9,200 | 5,572 | 5,039 | 69 |
| MN-130954 | 1.3 | Dec 12, 2024 | $7,000 | 5,363 | 3,953 | 69 |
| MN-992247 | 3.3 | Oct 20, 2024 | $13,600 | 4,107 | 4,261 | 64 |
| MN-860544 | 1.0 | Oct 4, 2024 | $4,300 | 4,505 | 4,799 | 62 |
| MN-820491 | 0.9 | May 30, 2025 | $3,200 | 3,442 | 4,886 | 60 |
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.