Roseau County, MN · Sold

MN-855994

395 County Road 89

$127,900

$2,560/ac · 49.97 ac

Offer report Market this tract

Acreage49.97 ac

Price per acre$2,560/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyWooded

ListedAug 31, 2025

Coordinates48.8664, -95.9055

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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

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands8.3% of tract

Little to no mapped wetland coverage.

Average slope9.4%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

875 ft of deeded road frontage.

Power56 ft away

Power at or near the road.

Buildable area43.53 of 49.97 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$193,911

$148,516 – $239,307 · $3,881/ac on 49.97 ac

Asking vs estimate

-34.0%

Priced below the comp set

Weighted from 8 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 $127,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$110,806

$2,217/ac · +30.0% target margin

You need $17,094 off asking to hit this margin.

All-in cost$120,225

Net resale$178,398

Projected profit$58,174

ROI+48.4%

Annualized+69.3%

Break-even resale$2,615/ac

Profit if resale lands off target

-20%

$22,494

-10%

$40,334

$58,174

+10%

$76,014

+20%

$93,854

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MN-434375 Dirt · Power at road	15.5	Jul 27, 2026	$75,100	4,860	4,065	1.7 mi	81
MN-384667 Dirt · Power at road	19.1	Jul 27, 2026	$65,600	3,433	2,944	9.7 mi	73
MN-436377 Gravel · Power at road	66.0	Feb 25, 2025	$199,600	3,027	2,930	9.1 mi	70
MN-577095 Landlocked · Full utilities	110.9	Jul 27, 2026	$286,600	2,583	3,217	10.6 mi	70
MN-576688 Landlocked · Power at road	82.6	Jan 10, 2026	$174,600	2,114	3,057	14.2 mi	69
MN-444954 Paved · Power at road	23.5	Apr 5, 2026	$185,400	7,881	5,128	12.5 mi	68
MN-195144 Gravel · Power at road	27.0	Jul 30, 2025	$173,200	6,419	5,170	9.7 mi	67
MN-477429 Dirt · Off grid	141.3	Nov 1, 2025	$424,400	3,003	4,658	7.0 mi	66

Show adjustment detail for the top comp

Tract size (15.46 ac → 49.97 ac)-16.5%

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