MN-625991
3139 County Road 191
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Cook County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Cook market data →Step 1 · Is this a deal?
3 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.
924 ft of deeded road frontage.
Power at or near the road.
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 $256,770 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-445853 Paved · Off grid | 45.1 | Jul 27, 2026 | $248,700 | 5,511 | 6,372 | 6.2 mi | 86 |
| MN-895023 Paved · Power at road | 24.7 | Jul 27, 2026 | $147,600 | 5,968 | 5,300 | 1.9 mi | 81 |
| MN-165734 Landlocked · Off grid | 41.4 | Jul 27, 2026 | $118,300 | 2,859 | 5,643 | 9.9 mi | 79 |
| MN-936826 Gravel · Power at road | 91.3 | Jul 27, 2026 | $562,300 | 6,158 | 8,325 | 4.8 mi | 78 |
| MN-126277 Landlocked · Off grid | 61.3 | Aug 28, 2025 | $148,100 | 2,414 | 5,353 | 2.0 mi | 77 |
| MN-766425 Dirt · Power at road | 68.3 | Jan 28, 2026 | $325,200 | 4,762 | 7,143 | 8.4 mi | 76 |
| MN-307303 Paved · Off grid | 129.0 | Jul 27, 2026 | $569,700 | 4,417 | 6,491 | 5.4 mi | 74 |
| MN-524784 Dirt · Off grid | 20.8 | Jul 27, 2026 | $99,500 | 4,781 | 6,693 | 8.1 mi | 70 |
| MN-776725 Dirt · Full utilities | 84.9 | Feb 16, 2025 | $470,600 | 5,545 | 7,445 | 7.4 mi | 70 |
| MN-804877 Paved · Off grid | 22.3 | Aug 12, 2025 | $157,400 | 7,075 | 7,575 | 5.7 mi | 68 |
Show adjustment detail for the top comp
- Tract size (45.12 ac → 49.86 ac)-1.9%
- Utilities (Off grid → Power at road)+17.6%
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.