Comparable sales & offer analysis
Parcel MN-388567
St. Louis County, MN · 322 ac · Mixed Use · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$738,200
Adjusted value
$792,185
Value range
$611,653–$972,717
Comp $/acre
$2,458/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -6.8% versus the adjusted value.
Offer position
Max allowable offer
$452,677
Offer $/acre
$1,405/ac
Projected profit
$237,655
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-608099 | 229.6 | Jul 27, 2026 | $276,200 | 1,203 | 1,697 | 77 |
| MN-499099 | 473.8 | Jul 27, 2026 | $1,027,900 | 2,169 | 2,572 | 76 |
| MN-997980 | 210.6 | Jul 27, 2026 | $493,900 | 2,345 | 2,646 | 75 |
| MN-277438 | 142.2 | Jul 27, 2026 | $245,400 | 1,726 | 1,749 | 74 |
| MN-778706 | 356.4 | Feb 27, 2025 | $761,500 | 2,137 | 2,457 | 73 |
| MN-439182 | 503.1 | Jul 21, 2025 | $820,500 | 1,631 | 2,474 | 71 |
| MN-587536 | 152.7 | Jan 24, 2025 | $451,300 | 2,956 | 2,566 | 70 |
| MN-809472 | 620.8 | Jun 27, 2026 | $1,850,000 | 2,980 | 3,848 | 70 |
| MN-557433 | 141.7 | Mar 22, 2026 | $366,100 | 2,583 | 2,202 | 69 |
| MN-807495 | 148.2 | May 22, 2025 | $348,500 | 2,351 | 2,467 | 64 |
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.