MN-576688
539 County Road 178
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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 6 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 $75,148 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-577095 Landlocked · Full utilities | 110.9 | Jul 27, 2026 | $286,600 | 2,583 | 2,280 | 6.8 mi | 87 |
| MN-436377 Gravel · Power at road | 66.0 | Feb 25, 2025 | $199,600 | 3,027 | 2,076 | 5.2 mi | 74 |
| MN-855994 Dirt · Power at road | 50.0 | Jul 27, 2026 | $107,600 | 2,153 | 1,529 | 14.2 mi | 74 |
| MN-477429 Dirt · Off grid | 141.3 | Nov 1, 2025 | $424,400 | 3,003 | 3,301 | 7.6 mi | 69 |
| MN-195144 Gravel · Power at road | 27.0 | Jul 30, 2025 | $173,200 | 6,419 | 3,664 | 6.7 mi | 63 |
| MN-498399 Gravel · Power at road | 285.3 | Apr 16, 2024 | $1,037,700 | 3,637 | 3,775 | 3.9 mi | 58 |
Show adjustment detail for the top comp
- Tract size (110.94 ac → 82.61 ac)+7.4%
- 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.