Comparable sales & offer analysis
Parcel MN-131289
St. Louis County, MN · 1.65 ac · Mixed Use · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$9,400
Adjusted value
$9,117
Value range
$7,948–$10,286
Comp $/acre
$5,526/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +3.1% versus the adjusted value.
Offer position
Max allowable offer
$5,210
Offer $/acre
$3,157/ac
Projected profit
$2,735
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 | 5,962 | 80 |
| MN-831662 | 2.2 | Jul 27, 2026 | $8,600 | 3,950 | 4,722 | 79 |
| MN-130954 | 1.3 | Dec 12, 2024 | $7,000 | 5,363 | 4,713 | 71 |
| MN-130536 | 1.0 | Jul 27, 2026 | $3,000 | 3,144 | 5,078 | 71 |
| MN-860544 | 1.0 | Oct 4, 2024 | $4,300 | 4,505 | 5,721 | 70 |
| MN-642467 | 3.9 | Jul 27, 2026 | $16,300 | 4,207 | 6,995 | 69 |
| MN-820491 | 0.9 | May 30, 2025 | $3,200 | 3,442 | 5,827 | 68 |
| MN-212356 | 3.6 | Nov 4, 2025 | $15,100 | 4,218 | 6,196 | 66 |
| MN-992247 | 3.3 | Oct 20, 2024 | $13,600 | 4,107 | 5,081 | 63 |
| MN-882878 | 5.2 | Apr 9, 2024 | $20,000 | 3,824 | 4,915 | 54 |
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.