Comparable sales & offer analysis
Parcel MN-163653
Roseau County, MN · 9.17 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$44,600
Adjusted value
$40,410
Value range
$31,989–$48,831
Comp $/acre
$4,407/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +10.4% versus the adjusted value.
Offer position
Max allowable offer
$23,092
Offer $/acre
$2,518/ac
Projected profit
$12,123
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-753694 | 9.4 | Oct 2, 2025 | $56,700 | 6,004 | 3,167 | 81 |
| MN-733226 | 6.7 | Jul 27, 2026 | $32,200 | 4,783 | 4,138 | 81 |
| MN-434375 | 15.5 | Jul 27, 2026 | $75,100 | 4,860 | 4,342 | 77 |
| MN-384667 | 19.1 | Jul 27, 2026 | $65,600 | 3,433 | 3,144 | 77 |
| MN-253352 | 7.4 | Jul 4, 2024 | $63,200 | 8,577 | 5,699 | 75 |
| MN-873328 | 7.2 | Sep 20, 2024 | $46,000 | 6,353 | 4,920 | 73 |
| MN-203166 | 6.4 | Feb 28, 2025 | $20,200 | 3,136 | 3,497 | 70 |
| MN-444954 | 23.5 | Apr 5, 2026 | $185,400 | 7,881 | 5,478 | 70 |
| MN-412313 | 3.5 | Mar 1, 2025 | $30,800 | 8,886 | 4,553 | 63 |
| MN-195144 | 27.0 | Jul 30, 2025 | $173,200 | 6,419 | 5,523 | 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.