MN-577095
4072 County Road 78
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
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 $116,497 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-576688 Landlocked · Power at road | 82.6 | Jan 10, 2026 | $174,600 | 2,114 | 2,460 | 6.8 mi | 82 |
| MN-477429 Dirt · Off grid | 141.3 | Nov 1, 2025 | $424,400 | 3,003 | 3,748 | 4.2 mi | 76 |
| MN-855994 Dirt · Power at road | 50.0 | Jul 27, 2026 | $107,600 | 2,153 | 1,736 | 10.6 mi | 70 |
| MN-436377 Gravel · Power at road | 66.0 | Feb 25, 2025 | $199,600 | 3,027 | 2,358 | 5.5 mi | 67 |
| MN-378756 Paved · Off grid | 369.5 | Jun 22, 2026 | $763,200 | 2,065 | 2,399 | 9.0 mi | 66 |
| MN-298508 Landlocked · Full utilities | 308.8 | Jun 8, 2025 | $606,000 | 1,963 | 2,728 | 12.2 mi | 63 |
| MN-498399 Gravel · Power at road | 285.3 | Apr 16, 2024 | $1,037,700 | 3,637 | 4,286 | 6.8 mi | 57 |
Show adjustment detail for the top comp
- Tract size (82.61 ac → 110.94 ac)-6.9%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (7 mo)+2.5%
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.