MN-206421
3876 County Road 178
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
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 $165,494 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-605998 Gravel · Off grid | 50.1 | Jul 27, 2026 | $271,800 | 5,424 | 4,382 | 8.4 mi | 80 |
| MN-517475 Gravel · Power at road | 146.1 | Jul 27, 2026 | $740,500 | 5,068 | 4,478 | 8.9 mi | 76 |
| MN-577184 Dirt · Full utilities | 118.3 | May 3, 2026 | $676,600 | 5,718 | 4,602 | 7.9 mi | 75 |
| MN-326352 Landlocked · Off grid | 64.8 | Jun 2, 2024 | $181,200 | 2,798 | 3,823 | 5.9 mi | 74 |
| MN-196211 Landlocked · Power at road | 58.5 | Dec 31, 2024 | $376,200 | 6,433 | 7,148 | 6.4 mi | 72 |
| MN-726428 Landlocked · Full utilities | 68.4 | Nov 5, 2024 | $258,300 | 3,775 | 3,578 | 11.2 mi | 71 |
| MN-865564 Dirt · Off grid | 36.6 | Aug 23, 2024 | $211,100 | 5,768 | 5,520 | 10.1 mi | 70 |
| MN-647724 Dirt · Off grid | 175.0 | Oct 4, 2025 | $829,700 | 4,742 | 6,221 | 7.4 mi | 69 |
| MN-407581 Gravel · Power at road | 157.8 | Apr 23, 2026 | $642,700 | 4,074 | 3,714 | 13.5 mi | 65 |
| MN-827519 Gravel · Off grid | 150.8 | Sep 23, 2024 | $733,000 | 4,860 | 5,487 | 3.6 mi | 64 |
Show adjustment detail for the top comp
- Tract size (50.11 ac → 68.08 ac)-6.3%
- Access (Gravel → Dirt)-14.0%
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.