Comparable sales & offer analysis
Parcel MN-444954
Roseau County, MN · 23.52 ac · Mixed Use · Paved · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$172,600
Adjusted value
$140,100
Value range
$103,283–$176,918
Comp $/acre
$5,957/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +23.2% versus the adjusted value.
Offer position
Max allowable offer
$80,057
Offer $/acre
$3,404/ac
Projected profit
$42,030
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-384667 | 19.1 | Jul 27, 2026 | $65,600 | 3,433 | 4,619 | 85 |
| MN-195144 | 27.0 | Jul 30, 2025 | $173,200 | 6,419 | 8,111 | 82 |
| MN-434375 | 15.5 | Jul 27, 2026 | $75,100 | 4,860 | 6,378 | 75 |
| MN-855994 | 50.0 | Jul 27, 2026 | $107,600 | 2,153 | 3,385 | 70 |
| MN-753694 | 9.4 | Oct 2, 2025 | $56,700 | 6,004 | 4,652 | 69 |
| MN-733226 | 6.7 | Jul 27, 2026 | $32,200 | 4,783 | 6,078 | 67 |
| MN-163653 | 9.2 | Sep 28, 2025 | $38,000 | 4,149 | 6,319 | 65 |
| MN-253352 | 7.4 | Jul 4, 2024 | $63,200 | 8,577 | 8,368 | 63 |
| MN-436377 | 66.0 | Feb 25, 2025 | $199,600 | 3,027 | 4,596 | 63 |
| MN-873328 | 7.2 | Sep 20, 2024 | $46,000 | 6,353 | 7,224 | 62 |
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.