Without actual maps to look at, my feels are- roads on three sides of the piece you are looking at probably sucks for the value of the deal.  If instead it joined your property in a manner where a few hours of bulldozer work would mean that when you unfold your planter/sprayer/whatever, it made for longer and easier rows and more acres without moving, and less acres damaged turning equipment around, and maybe a reduction in wildlife pressure or other things,that would be a heavier tipping point against simple CSR numbers.