Comparable sales & offer analysis
Parcel MN-412313
Roseau County, MN · 3.47 ac · Mixed Use · Paved · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$35,400
Adjusted value
$30,201
Value range
$24,989–$35,413
Comp $/acre
$8,703/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +17.2% versus the adjusted value.
Offer position
Max allowable offer
$17,257
Offer $/acre
$4,973/ac
Projected profit
$9,060
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 | 8,570 | 77 |
| MN-161461 | 1.9 | Apr 22, 2026 | $11,100 | 5,951 | 8,520 | 74 |
| MN-241267 | 1.6 | Aug 1, 2025 | $9,100 | 5,553 | 8,169 | 73 |
| MN-753694 | 9.4 | Oct 2, 2025 | $56,700 | 6,004 | 6,559 | 70 |
| MN-873328 | 7.2 | Sep 20, 2024 | $46,000 | 6,353 | 10,189 | 68 |
| MN-203166 | 6.4 | Feb 28, 2025 | $20,200 | 3,136 | 7,242 | 68 |
| MN-163653 | 9.2 | Sep 28, 2025 | $38,000 | 4,149 | 8,910 | 66 |
| MN-253352 | 7.4 | Jul 4, 2024 | $63,200 | 8,577 | 11,803 | 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.