Comparable sales & offer analysis
Parcel MN-310470
Roseau County, MN · 0.91 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$2,500
Adjusted value
$3,296
Value range
$2,790–$3,802
Comp $/acre
$3,622/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -24.1% versus the adjusted value.
Offer position
Max allowable offer
$1,883
Offer $/acre
$2,069/ac
Projected profit
$989
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-390413 | 0.9 | Jul 27, 2026 | $4,000 | 4,502 | 3,049 | 82 |
| MN-161461 | 1.9 | Apr 22, 2026 | $11,100 | 5,951 | 3,528 | 70 |
| MN-241267 | 1.6 | Aug 1, 2025 | $9,100 | 5,553 | 3,382 | 66 |
| MN-733226 | 6.7 | Jul 27, 2026 | $32,200 | 4,783 | 3,549 | 63 |
| MN-412313 | 3.5 | Mar 1, 2025 | $30,800 | 8,886 | 3,904 | 56 |
| MN-203166 | 6.4 | Feb 28, 2025 | $20,200 | 3,136 | 2,998 | 55 |
| MN-873328 | 7.2 | Sep 20, 2024 | $46,000 | 6,353 | 4,218 | 55 |
| MN-253352 | 7.4 | Jul 4, 2024 | $63,200 | 8,577 | 4,886 | 47 |
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.