MN-436377
8597 County Road 82
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Roseau County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Roseau market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
1,083 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $73,360 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-855994 Dirt · Power at road | 50.0 | Jul 27, 2026 | $107,600 | 2,153 | 2,366 | 9.1 mi | 80 |
| MN-576688 Landlocked · Power at road | 82.6 | Jan 10, 2026 | $174,600 | 2,114 | 3,354 | 5.2 mi | 79 |
| MN-577095 Landlocked · Full utilities | 110.9 | Jul 27, 2026 | $286,600 | 2,583 | 3,529 | 5.5 mi | 77 |
| MN-444954 Paved · Power at road | 23.5 | Apr 5, 2026 | $185,400 | 7,881 | 5,625 | 3.9 mi | 71 |
| MN-384667 Dirt · Power at road | 19.1 | Jul 27, 2026 | $65,600 | 3,433 | 3,229 | 4.6 mi | 71 |
| MN-195144 Gravel · Power at road | 27.0 | Jul 30, 2025 | $173,200 | 6,419 | 5,672 | 4.7 mi | 69 |
| MN-477429 Dirt · Off grid | 141.3 | Nov 1, 2025 | $424,400 | 3,003 | 5,109 | 3.2 mi | 69 |
Show adjustment detail for the top comp
- Tract size (49.97 ac → 65.95 ac)-5.7%
- Access (Dirt → Gravel)+16.3%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.