Comparable sales & offer analysis
Parcel MN-203166
Roseau County, MN · 6.44 ac · Unzoned · Landlocked · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$19,900
Adjusted value
$26,098
Value range
$21,516–$30,680
Comp $/acre
$4,052/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -23.7% versus the adjusted value.
Offer position
Max allowable offer
$14,913
Offer $/acre
$2,316/ac
Projected profit
$7,829
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-733226 | 6.7 | Jul 27, 2026 | $32,200 | 4,783 | 3,939 | 87 |
| MN-434375 | 15.5 | Jul 27, 2026 | $75,100 | 4,860 | 4,134 | 78 |
| MN-753694 | 9.4 | Oct 2, 2025 | $56,700 | 6,004 | 3,015 | 78 |
| MN-873328 | 7.2 | Sep 20, 2024 | $46,000 | 6,353 | 4,684 | 74 |
| MN-163653 | 9.2 | Sep 28, 2025 | $38,000 | 4,149 | 4,096 | 74 |
| MN-253352 | 7.4 | Jul 4, 2024 | $63,200 | 8,577 | 5,426 | 72 |
| MN-384667 | 19.1 | Jul 27, 2026 | $65,600 | 3,433 | 2,993 | 71 |
| MN-412313 | 3.5 | Mar 1, 2025 | $30,800 | 8,886 | 4,335 | 68 |
| MN-161461 | 1.9 | Apr 22, 2026 | $11,100 | 5,951 | 3,916 | 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.