Cook County, MN · Sold

MN-697781

2465 County Road 107

$599,300

$3,287/ac · 182 ac

Offer report Market this tract

Acreage182 ac

Price per acre$3,287/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographyWooded

ListedNov 12, 2024

Coordinates47.7115, -90.4284

Loading terrain…

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

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands13.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.9%

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.

Power5,948 ft away

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

Buildable area150.37 of 182.35 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$562,546

$437,937 – $687,155 · $3,085/ac on 182 ac

Asking vs estimate

+6.5%

Priced above the comp set

Weighted from 10 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 $599,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$321,455

$1,763/ac · +30.0% target margin

You need $277,845 off asking to hit this margin.

All-in cost$348,779

Net resale$517,543

Projected profit$168,764

ROI+48.4%

Annualized+69.2%

Break-even resale$2,079/ac

Profit if resale lands off target

-20%

$65,255

-10%

$117,010

$168,764

+10%

$220,518

+20%

$272,272

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MN-478960 Dirt · Off grid	428.4	Jul 10, 2026	$760,900	1,776	2,282	3.3 mi	82
MN-248283 Gravel · Off grid	262.3	Jul 27, 2026	$733,500	2,796	2,669	7.4 mi	80
MN-307303 Paved · Off grid	129.0	Jul 27, 2026	$569,700	4,417	2,941	9.7 mi	79
MN-936826 Gravel · Power at road	91.3	Jul 27, 2026	$562,300	6,158	3,772	7.1 mi	73
MN-776725 Dirt · Full utilities	84.9	Feb 16, 2025	$470,600	5,545	3,373	3.1 mi	72
MN-597070 Dirt · Off grid	109.0	Feb 17, 2024	$530,300	4,868	4,695	8.9 mi	71
MN-768213 Gravel · Off grid	249.4	Dec 28, 2024	$642,200	2,575	2,584	7.9 mi	70
MN-766425 Dirt · Power at road	68.3	Jan 28, 2026	$325,200	4,762	3,236	4.9 mi	69
MN-719207 Dirt · Off grid	512.3	Sep 11, 2025	$1,089,000	2,126	2,981	4.5 mi	69
MN-126277 Landlocked · Off grid	61.3	Aug 28, 2025	$148,100	2,414	2,425	4.9 mi	65

Show adjustment detail for the top comp

Tract size (428.39 ac → 182.35 ac)+27.9%
Market time (1 mo)+0.4%

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