Comparable sales & offer analysis
Parcel MN-839270
Roseau County, MN · 536 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$718,500
Adjusted value
$878,600
Value range
$671,504–$1,085,697
Comp $/acre
$1,638/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -18.2% versus the adjusted value.
Offer position
Max allowable offer
$502,057
Offer $/acre
$936/ac
Projected profit
$263,580
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-378756 | 369.5 | Jun 22, 2026 | $763,200 | 2,065 | 1,267 | 80 |
| MN-577095 | 110.9 | Jul 27, 2026 | $286,600 | 2,583 | 1,367 | 69 |
| MN-298508 | 308.8 | Jun 8, 2025 | $606,000 | 1,963 | 1,441 | 68 |
| MN-498399 | 285.3 | Apr 16, 2024 | $1,037,700 | 3,637 | 2,263 | 65 |
| MN-477429 | 141.3 | Nov 1, 2025 | $424,400 | 3,003 | 1,979 | 63 |
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.