MN-823936
772 County Road 56
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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?
5 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.
A long utility run — price in solar/off-grid instead.
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 $20,665 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-194019 Gravel · Power at road | 11.9 | Jul 27, 2026 | $89,000 | 7,447 | 6,378 | 5.6 mi | 88 |
| MN-824259 Gravel · Full utilities | 14.2 | Apr 17, 2026 | $191,100 | 13,442 | 9,709 | 1.7 mi | 84 |
| MN-953238 Dirt · Power at road | 6.8 | Jul 27, 2026 | $44,500 | 6,559 | 6,264 | 3.3 mi | 83 |
| MN-294624 Gravel · Power at road | 18.5 | Jun 1, 2026 | $186,000 | 10,043 | 9,070 | 1.4 mi | 81 |
| MN-734116 Dirt · Full utilities | 12.8 | Apr 13, 2025 | $121,400 | 9,473 | 8,204 | 5.3 mi | 78 |
| MN-584812 Gravel · Power at road | 21.2 | Jan 24, 2026 | $202,400 | 9,539 | 8,893 | 1.2 mi | 76 |
| MN-272782 Gravel · Full utilities | 4.9 | Jul 27, 2026 | $55,900 | 11,446 | 7,575 | 4.7 mi | 76 |
| MN-764329 Gravel · Off grid | 15.0 | Mar 17, 2025 | $121,600 | 8,128 | 8,852 | 5.8 mi | 75 |
| MN-614877 Gravel · Full utilities | 22.3 | May 7, 2026 | $235,900 | 10,604 | 8,060 | 7.3 mi | 74 |
| MN-283157 Paved · Full utilities | 6.4 | Apr 1, 2025 | $105,100 | 16,415 | 9,849 | 4.4 mi | 72 |
Show adjustment detail for the top comp
- Tract size (11.95 ac → 11.25 ac)+0.5%
- Utilities (Power at road → Off grid)-15.0%
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.