MN-254121
8685 County Road 3
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
875 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 7 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 $25,777 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-524784 Dirt · Off grid | 20.8 | Jul 27, 2026 | $99,500 | 4,781 | 5,952 | 3.7 mi | 81 |
| MN-964079 Gravel · Full utilities | 12.5 | Oct 29, 2025 | $104,600 | 8,385 | 6,090 | 8.9 mi | 77 |
| MN-895023 Paved · Power at road | 24.7 | Jul 27, 2026 | $147,600 | 5,968 | 4,714 | 6.1 mi | 76 |
| MN-804877 Paved · Off grid | 22.3 | Aug 12, 2025 | $157,400 | 7,075 | 6,737 | 1.3 mi | 72 |
| MN-163197 Gravel · Power at road | 6.6 | Jan 18, 2026 | $57,100 | 8,664 | 7,253 | 6.6 mi | 71 |
| MN-165734 Landlocked · Off grid | 41.4 | Jul 27, 2026 | $118,300 | 2,859 | 5,019 | 5.2 mi | 70 |
| MN-782973 Landlocked · Off grid | 5.6 | Dec 7, 2025 | $16,400 | 2,922 | 4,215 | 6.4 mi | 66 |
Show adjustment detail for the top comp
- Tract size (20.8 ac → 12.87 ac)+5.6%
- 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.