Comparable sales & offer analysis
Parcel MN-882878
St. Louis County, MN · 5.23 ac · Mixed Use · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$23,500
Adjusted value
$24,978
Value range
$21,029–$28,927
Comp $/acre
$4,776/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -5.9% versus the adjusted value.
Offer position
Max allowable offer
$14,273
Offer $/acre
$2,729/ac
Projected profit
$7,493
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-642467 | 3.9 | Jul 27, 2026 | $16,300 | 4,207 | 6,010 | 76 |
| MN-843105 | 6.2 | Mar 18, 2026 | $17,200 | 2,797 | 3,561 | 74 |
| MN-253658 | 9.2 | Oct 18, 2025 | $40,000 | 4,343 | 4,675 | 72 |
| MN-831662 | 2.2 | Jul 27, 2026 | $8,600 | 3,950 | 4,057 | 68 |
| MN-992247 | 3.3 | Oct 20, 2024 | $13,600 | 4,107 | 4,365 | 65 |
| MN-212356 | 3.6 | Nov 4, 2025 | $15,100 | 4,218 | 5,324 | 65 |
| MN-831543 | 2.0 | Feb 20, 2026 | $8,400 | 4,221 | 5,122 | 64 |
| MN-131289 | 1.6 | Nov 21, 2024 | $9,200 | 5,572 | 5,162 | 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.