Comparable sales & offer analysis
Parcel MN-439182
St. Louis County, MN · 503 ac · Residential · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$859,200
Adjusted value
$911,364
Value range
$708,107–$1,114,620
Comp $/acre
$1,811/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -5.7% versus the adjusted value.
Offer position
Max allowable offer
$520,779
Offer $/acre
$1,035/ac
Projected profit
$273,409
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-809472 | 620.8 | Jun 27, 2026 | $1,850,000 | 2,980 | 2,650 | 86 |
| MN-499099 | 473.8 | Jul 27, 2026 | $1,027,900 | 2,169 | 1,771 | 82 |
| MN-608099 | 229.6 | Jul 27, 2026 | $276,200 | 1,203 | 1,168 | 77 |
| MN-997980 | 210.6 | Jul 27, 2026 | $493,900 | 2,345 | 1,822 | 75 |
| MN-778706 | 356.4 | Feb 27, 2025 | $761,500 | 2,137 | 1,692 | 71 |
| MN-388567 | 322.3 | Oct 23, 2024 | $767,000 | 2,380 | 1,774 | 68 |
| MN-587536 | 152.7 | Jan 24, 2025 | $451,300 | 2,956 | 1,767 | 60 |
| MN-807495 | 148.2 | May 22, 2025 | $348,500 | 2,351 | 1,700 | 57 |
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.