Roseau County, MN · Sold

MN-444954

9800 County Road 109

$172,600

$7,338/ac · 23.52 ac

Offer report Market this tract

Acreage23.52 ac

Price per acre$7,338/ac

ZoningMixed Use

Road accessPaved

UtilitiesPower at road

TopographyRolling

ListedOct 19, 2025

Coordinates48.7302, -95.7262

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Roseau County, Minnesota. Lake country cabin lots north, prime tillable ground south.

View Roseau market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands11.1% of tract

Little to no mapped wetland coverage.

Average slope5.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,022 ft of deeded road frontage.

Power18 ft away

Power at or near the road.

Buildable area19.86 of 23.52 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$139,248

$102,636 – $175,860 · $5,920/ac on 23.52 ac

Asking vs estimate

+24.0%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $172,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$79,570

$3,383/ac · +30.0% target margin

You need $93,030 off asking to hit this margin.

All-in cost$86,333

Net resale$128,108

Projected profit$41,775

ROI+48.4%

Annualized+69.3%

Break-even resale$3,990/ac

Profit if resale lands off target

-20%

$16,153

-10%

$28,964

$41,775

+10%

$54,586

+20%

$67,396

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MN-384667 Dirt · Power at road	19.1	Jul 27, 2026	$65,600	3,433	4,593	7.8 mi	87
MN-195144 Gravel · Power at road	27.0	Jul 30, 2025	$173,200	6,419	8,067	4.4 mi	82
MN-434375 Dirt · Power at road	15.5	Jul 27, 2026	$75,100	4,860	6,343	11.1 mi	77
MN-855994 Dirt · Power at road	50.0	Jul 27, 2026	$107,600	2,153	3,366	12.5 mi	71
MN-753694 Paved · Full utilities	9.4	Oct 2, 2025	$56,700	6,004	4,626	1.9 mi	70
MN-733226 Landlocked · Full utilities	6.7	Jul 27, 2026	$32,200	4,783	6,045	5.6 mi	68
MN-163653 Dirt · Off grid	9.2	Sep 28, 2025	$38,000	4,149	6,285	3.0 mi	66
MN-436377 Gravel · Power at road	66.0	Feb 25, 2025	$199,600	3,027	4,571	3.9 mi	64
MN-253352 Paved · Power at road	7.4	Jul 4, 2024	$63,200	8,577	8,325	1.9 mi	64
MN-873328 Paved · Off grid	7.2	Sep 20, 2024	$46,000	6,353	7,187	2.6 mi	62

Show adjustment detail for the top comp

Tract size (19.11 ac → 23.52 ac)-2.7%
Access (Dirt → Paved)+37.2%

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.

Build the listing kit Post a deal or JV