Cook County, MN · Sold

MN-248283

692 County Road 396

$862,900

$3,289/ac · 262 ac

Offer report Market this tract

Acreage262 ac

Price per acre$3,289/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedMay 9, 2026

Coordinates47.8066, -90.3528

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Cook County, Minnesota. Lake country cabin lots north, prime tillable ground south.

View Cook market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands11.3% of tract

Little to no mapped wetland coverage.

Average slope6.9%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power13,424 ft away

A long utility run — price in solar/off-grid instead.

Buildable area221.05 of 262.33 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$868,443

$679,485 – $1,057,401 · $3,310/ac on 262 ac

Asking vs estimate

-0.6%

In line with the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $862,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$496,253

$1,892/ac · +30.0% target margin

You need $366,647 off asking to hit this margin.

All-in cost$538,435

Net resale$798,968

Projected profit$260,533

ROI+48.4%

Annualized+69.2%

Break-even resale$2,231/ac

Profit if resale lands off target

-20%

$100,740

-10%

$180,636

$260,533

+10%

$340,430

+20%

$420,327

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MN-768213 Gravel · Off grid	249.4	Dec 28, 2024	$642,200	2,575	2,712	1.0 mi	86
MN-936826 Gravel · Power at road	91.3	Jul 27, 2026	$562,300	6,158	3,959	2.0 mi	80
MN-307303 Paved · Off grid	129.0	Jul 27, 2026	$569,700	4,417	3,087	4.1 mi	77
MN-478960 Dirt · Off grid	428.4	Jul 10, 2026	$760,900	1,776	2,395	9.6 mi	76
MN-719207 Dirt · Off grid	512.3	Sep 11, 2025	$1,089,000	2,126	3,129	3.2 mi	76
MN-697781 Dirt · Off grid	182.3	Jan 27, 2025	$509,400	2,794	3,123	7.4 mi	70
MN-597070 Dirt · Off grid	109.0	Feb 17, 2024	$530,300	4,868	4,929	3.9 mi	62
MN-776725 Dirt · Full utilities	84.9	Feb 16, 2025	$470,600	5,545	3,541	10.1 mi	57

Show adjustment detail for the top comp

Tract size (249.36 ac → 262.33 ac)-1.4%
Market time (20 mo)+6.9%

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.

Build the listing kit Post a deal or JV