Roseau County, MN · Sold

MN-434375

3660 County Road 18

$73,300

$4,741/ac · 15.46 ac

Offer report Market this tract

Acreage15.46 ac

Price per acre$4,741/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyWooded

ListedApr 14, 2026

Coordinates48.8419, -95.9010

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands12.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope5.3%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power58 ft away

Power at or near the road.

Buildable area12.90 of 15.46 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$71,710

$52,157 – $91,263 · $4,638/ac on 15.46 ac

Asking vs estimate

+2.2%

In line with 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 $73,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$40,977

$2,651/ac · +30.0% target margin

You need $32,323 off asking to hit this margin.

All-in cost$44,460

Net resale$65,973

Projected profit$21,513

ROI+48.4%

Annualized+69.3%

Break-even resale$3,126/ac

Profit if resale lands off target

-20%

$8,318

-10%

$14,916

$21,513

+10%

$28,110

+20%

$34,708

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	3,527	8.0 mi	85
MN-855994 Dirt · Power at road	50.0	Jul 27, 2026	$107,600	2,153	2,585	1.7 mi	81
MN-444954 Paved · Power at road	23.5	Apr 5, 2026	$185,400	7,881	6,144	11.1 mi	74
MN-753694 Paved · Full utilities	9.4	Oct 2, 2025	$56,700	6,004	3,553	9.3 mi	72
MN-163653 Dirt · Off grid	9.2	Sep 28, 2025	$38,000	4,149	4,826	8.6 mi	71
MN-733226 Landlocked · Full utilities	6.7	Jul 27, 2026	$32,200	4,783	4,641	9.9 mi	70
MN-195144 Gravel · Power at road	27.0	Jul 30, 2025	$173,200	6,419	6,195	8.7 mi	69
MN-203166 Landlocked · Power at road	6.4	Feb 28, 2025	$20,200	3,136	3,922	5.8 mi	68
MN-873328 Paved · Off grid	7.2	Sep 20, 2024	$46,000	6,353	5,519	8.8 mi	60
MN-253352 Paved · Power at road	7.4	Jul 4, 2024	$63,200	8,577	6,393	11.8 mi	60

Show adjustment detail for the top comp

Tract size (19.11 ac → 15.46 ac)+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.

Build the listing kit Post a deal or JV