Comparable sales & offer analysis
Parcel MN-847118
St. Louis County, MN · 113 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$196,100
Adjusted value
$249,671
Value range
$207,314–$292,029
Comp $/acre
$2,213/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -21.5% versus the adjusted value.
Offer position
Max allowable offer
$142,669
Offer $/acre
$1,265/ac
Projected profit
$74,901
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-277438 | 142.2 | Jul 27, 2026 | $245,400 | 1,726 | 1,618 | 77 |
| MN-997980 | 210.6 | Jul 27, 2026 | $493,900 | 2,345 | 2,447 | 76 |
| MN-317032 | 106.0 | Jun 13, 2024 | $381,100 | 3,596 | 2,824 | 75 |
| MN-557433 | 141.7 | Mar 22, 2026 | $366,100 | 2,583 | 2,037 | 73 |
| MN-608099 | 229.6 | Jul 27, 2026 | $276,200 | 1,203 | 1,569 | 71 |
| MN-587536 | 152.7 | Jan 24, 2025 | $451,300 | 2,956 | 2,374 | 68 |
| MN-807495 | 148.2 | May 22, 2025 | $348,500 | 2,351 | 2,283 | 68 |
| MN-388567 | 322.3 | Oct 23, 2024 | $767,000 | 2,380 | 2,382 | 63 |
| MN-526360 | 65.1 | Nov 19, 2024 | $226,700 | 3,480 | 2,397 | 62 |
| MN-778706 | 356.4 | Feb 27, 2025 | $761,500 | 2,137 | 2,273 | 56 |
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.