MN-412313
5784 County Road 99
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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.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $18,143 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 | 8,569 | 6.6 mi | 77 |
| MN-161461 Paved · Off grid | 1.9 | Apr 22, 2026 | $11,100 | 5,951 | 8,519 | 8.1 mi | 74 |
| MN-241267 Paved · Off grid | 1.6 | Aug 1, 2025 | $9,100 | 5,553 | 8,169 | 5.8 mi | 73 |
| MN-753694 Paved · Full utilities | 9.4 | Oct 2, 2025 | $56,700 | 6,004 | 6,559 | 2.7 mi | 70 |
| MN-203166 Landlocked · Power at road | 6.4 | Feb 28, 2025 | $20,200 | 3,136 | 7,242 | 1.9 mi | 68 |
| MN-873328 Paved · Off grid | 7.2 | Sep 20, 2024 | $46,000 | 6,353 | 10,189 | 1.2 mi | 68 |
| MN-163653 Dirt · Off grid | 9.2 | Sep 28, 2025 | $38,000 | 4,149 | 8,910 | 3.1 mi | 66 |
| MN-253352 Paved · Power at road | 7.4 | Jul 4, 2024 | $63,200 | 8,577 | 11,803 | 5.2 mi | 64 |
Show adjustment detail for the top comp
- Tract size (6.73 ac → 3.47 ac)+3.0%
- Access (Landlocked → Paved)+73.5%
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.