Beltrami County, MN · Sold

MN-134016

8447 County Road 306

$45,300

$3,800/ac · 11.92 ac

Offer report Market this tract

Acreage11.92 ac

Price per acre$3,800/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyWooded

ListedFeb 10, 2024

Coordinates47.7972, -95.0968

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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

Low risk

Wetlands17.6% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

383 ft of deeded road frontage.

Power123 ft away

Power at or near the road.

Buildable area9.33 of 11.92 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$46,186

$38,083 – $54,290 · $3,875/ac on 11.92 ac

Asking vs estimate

-1.9%

In line with 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 $45,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$26,392

$2,214/ac · +30.0% target margin

You need $18,908 off asking to hit this margin.

All-in cost$28,635

Net resale$42,491

Projected profit$13,856

ROI+48.4%

Annualized+69.3%

Break-even resale$2,611/ac

Profit if resale lands off target

-20%

$5,358

-10%

$9,607

$13,856

+10%

$18,105

+20%

$22,354

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MN-903747 Gravel · Off grid	9.8	Jun 4, 2025	$31,900	3,253	3,400	0.4 mi	77
MN-123374 Paved · Power at road	7.5	Jul 26, 2026	$27,900	3,728	2,628	13.4 mi	75
MN-943788 Landlocked · Full utilities	10.1	Oct 29, 2024	$35,100	3,468	3,812	2.4 mi	73
MN-374435 Landlocked · Off grid	16.1	Oct 2, 2024	$42,700	2,644	4,376	5.4 mi	73
MN-764729 Gravel · Off grid	20.0	Jul 27, 2026	$79,500	3,978	4,268	12.7 mi	73
MN-952952 Dirt · Power at road	5.5	Nov 7, 2025	$22,500	4,079	3,993	8.1 mi	71
MN-915511 Gravel · Off grid	35.2	May 26, 2024	$136,800	3,884	4,950	6.0 mi	57

Show adjustment detail for the top comp

Tract size (9.81 ac → 11.92 ac)-1.6%
Access (Gravel → Dirt)-14.0%
Utilities (Off grid → Power at road)+17.6%
Market time (14 mo)+5.0%

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