MN-807948
4338 County Road 204
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Cass County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Cass 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.
No legal access of record — resale is severely limited.
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 5 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 $187,271 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-577865 Landlocked · Power at road | 193.8 | Feb 5, 2025 | $381,500 | 1,969 | 1,751 | 10.8 mi | 74 |
| MN-797085 Dirt · Off grid | 110.1 | May 6, 2026 | $350,400 | 3,182 | 2,155 | 10.1 mi | 72 |
| MN-867073 Dirt · Power at road | 109.2 | Jul 27, 2026 | $390,800 | 3,579 | 2,037 | 15.0 mi | 70 |
| MN-117760 Gravel · Full utilities | 179.6 | Aug 9, 2024 | $949,500 | 5,287 | 2,617 | 13.0 mi | 67 |
| MN-746540 Dirt · Power at road | 74.2 | Feb 6, 2025 | $235,400 | 3,173 | 1,747 | 11.6 mi | 57 |
Show adjustment detail for the top comp
- Tract size (193.8 ac → 205.8 ac)-1.7%
- Utilities (Power at road → Off grid)-15.0%
- Market time (18 mo)+6.4%
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.