Comparable sales & offer analysis
Parcel MN-277438
St. Louis County, MN · 142 ac · Agricultural · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$281,800
Adjusted value
$337,152
Value range
$296,471–$377,833
Comp $/acre
$2,370/ac
Weighted from 10 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
$192,658
Offer $/acre
$1,355/ac
Projected profit
$101,146
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-557433 | 141.7 | Mar 22, 2026 | $366,100 | 2,583 | 2,189 | 83 |
| MN-997980 | 210.6 | Jul 27, 2026 | $493,900 | 2,345 | 2,630 | 81 |
| MN-608099 | 229.6 | Jul 27, 2026 | $276,200 | 1,203 | 1,687 | 80 |
| MN-807495 | 148.2 | May 22, 2025 | $348,500 | 2,351 | 2,453 | 80 |
| MN-587536 | 152.7 | Jan 24, 2025 | $451,300 | 2,956 | 2,551 | 77 |
| MN-499099 | 473.8 | Jul 27, 2026 | $1,027,900 | 2,169 | 2,557 | 65 |
| MN-847118 | 112.8 | May 15, 2024 | $207,700 | 1,841 | 2,165 | 64 |
| MN-388567 | 322.3 | Oct 23, 2024 | $767,000 | 2,380 | 2,559 | 64 |
| MN-778706 | 356.4 | Feb 27, 2025 | $761,500 | 2,137 | 2,442 | 63 |
| MN-526360 | 65.1 | Nov 19, 2024 | $226,700 | 3,480 | 2,575 | 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.