Beltrami County, MN · Sold

MN-539870

4520 County Road 209

$1,066,400

$1,288/ac · 828 ac

Offer report Market this tract

Acreage828 ac

Price per acre$1,288/ac

ZoningUnzoned

Road accessPaved

UtilitiesOff grid

TopographySloped

ListedSep 14, 2023

Coordinates47.8608, -94.8623

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Beltrami County, Minnesota. Lake country cabin lots north, prime tillable ground south.

View Beltrami market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands5.9% of tract

Little to no mapped wetland coverage.

Average slope27.4%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

4,362 ft of deeded road frontage.

Power5,836 ft away

A long utility run — price in solar/off-grid instead.

Buildable area467.61 of 828.21 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,574,722

$1,177,436 – $1,972,009 · $1,901/ac on 828 ac

Asking vs estimate

-32.3%

Priced below the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,066,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$899,841

$1,086/ac · +30.0% target margin

You need $166,559 off asking to hit this margin.

All-in cost$976,327

Net resale$1,448,744

Projected profit$472,417

ROI+48.4%

Annualized+69.2%

Break-even resale$1,281/ac

Profit if resale lands off target

-20%

$182,668

-10%

$327,542

$472,417

+10%

$617,291

+20%

$762,166

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MN-559649 Paved · Full utilities	705.7	Mar 3, 2026	$1,388,900	1,968	1,330	2.4 mi	84
MN-469318 Gravel · Power at road	555.2	Feb 15, 2025	$828,900	1,493	1,408	7.8 mi	67
MN-366469 Paved · Off grid	70.5	Jul 27, 2026	$213,400	3,027	1,527	12.9 mi	66
MN-697827 Dirt · Full utilities	188.5	Jul 27, 2026	$747,000	3,962	2,451	6.5 mi	66
MN-876985 Gravel · Off grid	102.4	Jul 26, 2026	$387,500	3,783	2,461	8.0 mi	64
MN-856802 Dirt · Power at road	89.7	May 18, 2025	$321,600	3,585	2,342	1.2 mi	56
MN-496663 Dirt · Off grid	81.1	Nov 21, 2025	$228,600	2,818	2,072	11.7 mi	55

Show adjustment detail for the top comp

Tract size (705.69 ac → 828.21 ac)-4.8%
Utilities (Full utilities → Off grid)-30.3%
Market time (5 mo)+1.9%

Step 3 · Market it

Turn this underwriting into a listing

Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.

Build the listing kit Post a deal or JV