MN-236465
2377 County Road 34
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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?
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 9 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 $146,538 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-467937 Dirt · Power at road | 204.2 | Jul 27, 2026 | $795,400 | 3,896 | 7,027 | 6.0 mi | 72 |
| MN-115755 Dirt · Power at road | 42.0 | May 26, 2025 | $306,400 | 7,289 | 9,458 | 2.9 mi | 72 |
| MN-788107 Gravel · Full utilities | 230.9 | Jul 27, 2026 | $1,368,000 | 5,924 | 7,798 | 0.9 mi | 72 |
| MN-827970 Gravel · Full utilities | 209.1 | Jun 30, 2026 | $929,100 | 4,443 | 5,705 | 1.6 mi | 72 |
| MN-614877 Gravel · Full utilities | 22.3 | May 7, 2026 | $235,900 | 10,604 | 8,421 | 3.5 mi | 68 |
| MN-747732 Gravel · Power at road | 176.0 | Oct 5, 2024 | $913,200 | 5,189 | 8,312 | 4.4 mi | 63 |
| MN-584812 Gravel · Power at road | 21.2 | Jan 24, 2026 | $202,400 | 9,539 | 9,291 | 11.4 mi | 63 |
| MN-285041 Landlocked · Off grid | 25.1 | May 31, 2024 | $94,000 | 3,751 | 6,906 | 8.0 mi | 56 |
| MN-837797 Gravel · Off grid | 184.5 | Oct 30, 2024 | $839,300 | 4,550 | 8,662 | 13.7 mi | 56 |
Show adjustment detail for the top comp
- Tract size (204.17 ac → 70.29 ac)+31.2%
- Access (Dirt → Paved)+37.2%
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.