MN-203166
8511 County Road 232
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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.
Moderate flood hazard on part of the tract.
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 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 $4,987 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 | 3,939 | 6.5 mi | 87 |
| MN-434375 Dirt · Power at road | 15.5 | Jul 27, 2026 | $75,100 | 4,860 | 4,134 | 5.8 mi | 78 |
| MN-753694 Paved · Full utilities | 9.4 | Oct 2, 2025 | $56,700 | 6,004 | 3,015 | 3.9 mi | 78 |
| MN-873328 Paved · Off grid | 7.2 | Sep 20, 2024 | $46,000 | 6,353 | 4,684 | 3.0 mi | 74 |
| MN-163653 Dirt · Off grid | 9.2 | Sep 28, 2025 | $38,000 | 4,149 | 4,096 | 3.7 mi | 74 |
| MN-253352 Paved · Power at road | 7.4 | Jul 4, 2024 | $63,200 | 8,577 | 5,425 | 6.5 mi | 72 |
| MN-384667 Dirt · Power at road | 19.1 | Jul 27, 2026 | $65,600 | 3,433 | 2,993 | 6.6 mi | 71 |
| MN-412313 Paved · Full utilities | 3.5 | Mar 1, 2025 | $30,800 | 8,886 | 4,335 | 1.9 mi | 68 |
| MN-161461 Paved · Off grid | 1.9 | Apr 22, 2026 | $11,100 | 5,951 | 3,916 | 8.3 mi | 64 |
Show adjustment detail for the top comp
- Utilities (Full utilities → Power at road)-18.0%
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.