MN-839270
3466 County Road 43
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
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 5 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 $219,535 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-378756 Paved · Off grid | 369.5 | Jun 22, 2026 | $763,200 | 2,065 | 1,260 | 6.8 mi | 82 |
| MN-577095 Landlocked · Full utilities | 110.9 | Jul 27, 2026 | $286,600 | 2,583 | 1,360 | 3.7 mi | 70 |
| MN-298508 Landlocked · Full utilities | 308.8 | Jun 8, 2025 | $606,000 | 1,963 | 1,433 | 8.5 mi | 69 |
| MN-498399 Gravel · Power at road | 285.3 | Apr 16, 2024 | $1,037,700 | 3,637 | 2,251 | 3.4 mi | 65 |
| MN-477429 Dirt · Off grid | 141.3 | Nov 1, 2025 | $424,400 | 3,003 | 1,969 | 2.5 mi | 63 |
Show adjustment detail for the top comp
- Tract size (369.54 ac → 536.26 ac)-10.6%
- Access (Paved → Landlocked)-42.4%
- Utilities (Off grid → Power at road)+17.6%
- Market time (2 mo)+0.6%
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.