MN-651182
3354 County Road 171
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Rolling to steep in places; pad prep likely.
Moderate flood hazard on part of the tract.
226 ft of deeded road frontage.
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 $5,919 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-640711 Dirt · Off grid | 1.1 | Feb 11, 2026 | $7,200 | 6,571 | 7,769 | 0.5 mi | 85 |
| MN-941443 Paved · Full utilities | 1.9 | Jul 18, 2026 | $15,600 | 8,414 | 5,001 | 13.9 mi | 78 |
| MN-311943 Dirt · Power at road | 2.7 | Apr 29, 2026 | $15,600 | 5,881 | 5,952 | 6.9 mi | 77 |
| MN-300679 Dirt · Off grid | 1.1 | Aug 9, 2025 | $4,600 | 4,336 | 5,232 | 4.6 mi | 74 |
| MN-900517 Dirt · Off grid | 0.9 | Dec 6, 2025 | $5,100 | 5,349 | 6,362 | 6.7 mi | 73 |
| MN-432283 Gravel · Power at road | 3.4 | Jun 24, 2026 | $16,200 | 4,775 | 4,159 | 9.3 mi | 72 |
| MN-782271 Dirt · Power at road | 3.4 | Jul 27, 2026 | $19,700 | 5,843 | 5,894 | 7.0 mi | 72 |
| MN-401201 Landlocked · Power at road | 1.6 | Oct 11, 2024 | $5,000 | 3,231 | 4,353 | 8.7 mi | 72 |
| MN-791196 Paved · Power at road | 1.6 | Nov 23, 2024 | $14,100 | 9,095 | 7,028 | 12.0 mi | 71 |
| MN-752047 Dirt · Power at road | 2.9 | Mar 16, 2026 | $17,200 | 6,004 | 6,118 | 11.6 mi | 68 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
- Market time (6 mo)+2.1%
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.