Comparable sales & offer analysis
Parcel MN-860544
St. Louis County, MN · 0.96 ac · Mixed Use · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$5,100
Adjusted value
$4,383
Value range
$3,945–$4,821
Comp $/acre
$4,566/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.4% versus the adjusted value.
Offer position
Max allowable offer
$2,505
Offer $/acre
$2,609/ac
Projected profit
$1,315
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-130536 | 1.0 | Jul 27, 2026 | $3,000 | 3,144 | 4,334 | 78 |
| MN-820491 | 0.9 | May 30, 2025 | $3,200 | 3,442 | 4,973 | 74 |
| MN-831662 | 2.2 | Jul 27, 2026 | $8,600 | 3,950 | 4,030 | 72 |
| MN-131289 | 1.6 | Nov 21, 2024 | $9,200 | 5,572 | 5,128 | 70 |
| MN-831543 | 2.0 | Feb 20, 2026 | $8,400 | 4,221 | 5,088 | 67 |
| MN-130954 | 1.3 | Dec 12, 2024 | $7,000 | 5,363 | 4,022 | 66 |
| MN-992247 | 3.3 | Oct 20, 2024 | $13,600 | 4,107 | 4,336 | 53 |
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.