MN-326352
6247 County Road 23
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Clearwater County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Clearwater market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
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 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 $64,641 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-206421 Dirt · Off grid | 68.1 | Jul 27, 2026 | $315,500 | 4,634 | 3,713 | 5.9 mi | 87 |
| MN-605998 Gravel · Off grid | 50.1 | Jul 27, 2026 | $271,800 | 5,424 | 3,503 | 7.4 mi | 82 |
| MN-196211 Landlocked · Power at road | 58.5 | Dec 31, 2024 | $376,200 | 6,433 | 5,714 | 5.7 mi | 80 |
| MN-726428 Landlocked · Full utilities | 68.4 | Nov 5, 2024 | $258,300 | 3,775 | 2,861 | 5.5 mi | 76 |
| MN-577184 Dirt · Full utilities | 118.3 | May 3, 2026 | $676,600 | 5,718 | 3,679 | 2.7 mi | 75 |
| MN-517475 Gravel · Power at road | 146.1 | Jul 27, 2026 | $740,500 | 5,068 | 3,580 | 3.0 mi | 74 |
| MN-407581 Gravel · Power at road | 157.8 | Apr 23, 2026 | $642,700 | 4,074 | 2,969 | 8.1 mi | 68 |
| MN-865564 Dirt · Off grid | 36.6 | Aug 23, 2024 | $211,100 | 5,768 | 4,413 | 5.5 mi | 66 |
| MN-647724 Dirt · Off grid | 175.0 | Oct 4, 2025 | $829,700 | 4,742 | 4,973 | 8.2 mi | 65 |
| MN-827519 Gravel · Off grid | 150.8 | Sep 23, 2024 | $733,000 | 4,860 | 4,387 | 4.8 mi | 63 |
Show adjustment detail for the top comp
- Tract size (68.08 ac → 64.76 ac)+1.1%
- Access (Dirt → Landlocked)-20.9%
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.