Comparable sales & offer analysis
Parcel MN-557433
St. Louis County, MN · 142 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$389,900
Adjusted value
$402,224
Value range
$334,251–$470,198
Comp $/acre
$2,838/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
$229,842
Offer $/acre
$1,622/ac
Projected profit
$120,667
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 | 2,087 | 88 |
| MN-807495 | 148.2 | May 22, 2025 | $348,500 | 2,351 | 2,944 | 80 |
| MN-587536 | 152.7 | Jan 24, 2025 | $451,300 | 2,956 | 3,061 | 80 |
| MN-608099 | 229.6 | Jul 27, 2026 | $276,200 | 1,203 | 2,024 | 76 |
| MN-499099 | 473.8 | Jul 27, 2026 | $1,027,900 | 2,169 | 3,068 | 72 |
| MN-997980 | 210.6 | Jul 27, 2026 | $493,900 | 2,345 | 3,156 | 72 |
| MN-526360 | 65.1 | Nov 19, 2024 | $226,700 | 3,480 | 3,091 | 68 |
| MN-317032 | 106.0 | Jun 13, 2024 | $381,100 | 3,596 | 3,642 | 67 |
| MN-778706 | 356.4 | Feb 27, 2025 | $761,500 | 2,137 | 2,931 | 63 |
| MN-847118 | 112.8 | May 15, 2024 | $207,700 | 1,841 | 2,599 | 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.