MN-469318
3505 County Road 96
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Beltrami County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Beltrami market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $271,973 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-559649 Paved · Full utilities | 705.7 | Mar 3, 2026 | $1,388,900 | 1,968 | 1,499 | 6.3 mi | 81 |
| MN-697827 Dirt · Full utilities | 188.5 | Jul 27, 2026 | $747,000 | 3,962 | 2,762 | 1.6 mi | 73 |
| MN-876985 Gravel · Off grid | 102.4 | Jul 26, 2026 | $387,500 | 3,783 | 2,773 | 4.7 mi | 68 |
| MN-539870 Paved · Off grid | 828.2 | Sep 24, 2024 | $1,056,800 | 1,276 | 1,552 | 7.8 mi | 65 |
| MN-496663 Dirt · Off grid | 81.1 | Nov 21, 2025 | $228,600 | 2,818 | 2,335 | 4.1 mi | 63 |
| MN-366469 Paved · Off grid | 70.5 | Jul 27, 2026 | $213,400 | 3,027 | 1,721 | 5.5 mi | 63 |
| MN-936341 Dirt · Power at road | 64.3 | Apr 27, 2026 | $200,100 | 3,114 | 2,044 | 9.0 mi | 60 |
| MN-856802 Dirt · Power at road | 89.7 | May 18, 2025 | $321,600 | 3,585 | 2,640 | 7.0 mi | 57 |
Show adjustment detail for the top comp
- Tract size (705.69 ac → 555.23 ac)+7.6%
- Access (Paved → Gravel)-15.3%
- Utilities (Full utilities → Power at road)-18.0%
- 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.