Comparable sales & offer analysis
Parcel MN-577095
Roseau County, MN · 111 ac · Agricultural · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$293,300
Adjusted value
$311,339
Value range
$224,164–$398,514
Comp $/acre
$2,806/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -5.8% versus the adjusted value.
Offer position
Max allowable offer
$177,908
Offer $/acre
$1,604/ac
Projected profit
$93,402
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| MN-576688 | 82.6 | Jan 10, 2026 | $174,600 | 2,114 | 2,473 | 81 |
| MN-477429 | 141.3 | Nov 1, 2025 | $424,400 | 3,003 | 3,768 | 75 |
| MN-855994 | 50.0 | Jul 27, 2026 | $107,600 | 2,153 | 1,746 | 69 |
| MN-436377 | 66.0 | Feb 25, 2025 | $199,600 | 3,027 | 2,370 | 66 |
| MN-378756 | 369.5 | Jun 22, 2026 | $763,200 | 2,065 | 2,412 | 64 |
| MN-298508 | 308.8 | Jun 8, 2025 | $606,000 | 1,963 | 2,743 | 63 |
| MN-498399 | 285.3 | Apr 16, 2024 | $1,037,700 | 3,637 | 4,308 | 57 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.