MN-873328
9608 County Road 54
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Rolling to steep in places; pad prep likely.
Moderate flood hazard on part of the tract.
675 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $26,074 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-733226 Landlocked · Full utilities | 6.7 | Jul 27, 2026 | $32,200 | 4,783 | 5,770 | 6.1 mi | 84 |
| MN-753694 Paved · Full utilities | 9.4 | Oct 2, 2025 | $56,700 | 6,004 | 4,416 | 1.9 mi | 79 |
| MN-163653 Dirt · Off grid | 9.2 | Sep 28, 2025 | $38,000 | 4,149 | 5,999 | 2.7 mi | 78 |
| MN-253352 Paved · Power at road | 7.4 | Jul 4, 2024 | $63,200 | 8,577 | 7,947 | 4.1 mi | 77 |
| MN-203166 Landlocked · Power at road | 6.4 | Feb 28, 2025 | $20,200 | 3,136 | 4,876 | 3.0 mi | 76 |
| MN-434375 Dirt · Power at road | 15.5 | Jul 27, 2026 | $75,100 | 4,860 | 6,055 | 8.8 mi | 71 |
| MN-444954 Paved · Power at road | 23.5 | Apr 5, 2026 | $185,400 | 7,881 | 7,638 | 2.6 mi | 71 |
| MN-384667 Dirt · Power at road | 19.1 | Jul 27, 2026 | $65,600 | 3,433 | 4,384 | 7.4 mi | 70 |
| MN-412313 Paved · Full utilities | 3.5 | Mar 1, 2025 | $30,800 | 8,886 | 6,350 | 1.2 mi | 69 |
Show adjustment detail for the top comp
- Access (Landlocked → Paved)+73.5%
- Utilities (Full utilities → Off grid)-30.3%
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.