Comparable sales & offer analysis
Parcel MN-477429
Roseau County, MN · 141 ac · Mixed Use · Dirt · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$404,200
Adjusted value
$310,052
Value range
$226,179–$393,924
Comp $/acre
$2,194/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +30.4% versus the adjusted value.
Offer position
Max allowable offer
$177,172
Offer $/acre
$1,254/ac
Projected profit
$93,015
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-577095 | 110.9 | Jul 27, 2026 | $286,600 | 2,583 | 2,155 | 81 |
| MN-855994 | 50.0 | Jul 27, 2026 | $107,600 | 2,153 | 1,445 | 71 |
| MN-576688 | 82.6 | Jan 10, 2026 | $174,600 | 2,114 | 2,048 | 69 |
| MN-378756 | 369.5 | Jun 22, 2026 | $763,200 | 2,065 | 1,997 | 69 |
| MN-298508 | 308.8 | Jun 8, 2025 | $606,000 | 1,963 | 2,270 | 66 |
| MN-498399 | 285.3 | Apr 16, 2024 | $1,037,700 | 3,637 | 3,567 | 65 |
| MN-436377 | 66.0 | Feb 25, 2025 | $199,600 | 3,027 | 1,962 | 64 |
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.