MN-467937
1963 County Road 204
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Carlton County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Carlton market data →Step 1 · Is this a deal?
3 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.
1,216 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $288,927 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-827970 Gravel · Full utilities | 209.1 | Jun 30, 2026 | $929,100 | 4,443 | 3,170 | 7.3 mi | 83 |
| MN-788107 Gravel · Full utilities | 230.9 | Jul 27, 2026 | $1,368,000 | 5,924 | 4,332 | 5.6 mi | 83 |
| MN-747732 Gravel · Power at road | 176.0 | Oct 5, 2024 | $913,200 | 5,189 | 4,618 | 1.6 mi | 80 |
| MN-558250 Gravel · Off grid | 256.1 | Jan 6, 2026 | $938,200 | 3,663 | 4,052 | 7.3 mi | 80 |
| MN-918949 Dirt · Power at road | 425.0 | Jul 27, 2026 | $1,530,500 | 3,601 | 4,464 | 7.6 mi | 77 |
| MN-538963 Landlocked · Power at road | 429.3 | Dec 26, 2025 | $1,379,200 | 3,212 | 5,175 | 3.7 mi | 72 |
| MN-658421 Paved · Power at road | 289.9 | Oct 21, 2024 | $2,378,500 | 8,204 | 7,112 | 10.1 mi | 72 |
| MN-837797 Gravel · Off grid | 184.5 | Oct 30, 2024 | $839,300 | 4,550 | 4,813 | 9.7 mi | 70 |
| MN-239313 Paved · Power at road | 553.2 | Oct 13, 2025 | $2,444,500 | 4,419 | 4,464 | 6.8 mi | 65 |
| MN-236465 Paved · Power at road | 70.3 | Dec 8, 2023 | $485,200 | 6,903 | 4,269 | 6.0 mi | 58 |
Show adjustment detail for the top comp
- Tract size (209.11 ac → 204.17 ac)+0.7%
- Access (Gravel → Dirt)-14.0%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (2 mo)+0.5%
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.