MN-885782
4159 County Road 224
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Itasca County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Itasca market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $25,254 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-435617 Dirt · Off grid | 38.0 | Sep 28, 2025 | $84,600 | 2,225 | 2,562 | 7.2 mi | 80 |
| MN-336479 Dirt · Power at road | 71.0 | Jun 12, 2026 | $167,300 | 2,357 | 2,542 | 4.4 mi | 76 |
| MN-154932 Gravel · Off grid | 23.1 | Jun 19, 2026 | $72,800 | 3,145 | 2,793 | 6.6 mi | 74 |
| MN-355036 Paved · Off grid | 25.0 | Jan 5, 2025 | $84,100 | 3,369 | 2,719 | 3.4 mi | 72 |
| MN-145716 Gravel · Power at road | 40.9 | Jan 19, 2024 | $91,100 | 2,231 | 2,033 | 9.9 mi | 69 |
| MN-647073 Gravel · Full utilities | 109.2 | Dec 6, 2025 | $254,900 | 2,335 | 2,010 | 13.5 mi | 68 |
| MN-616396 Gravel · Power at road | 66.9 | Aug 19, 2024 | $217,200 | 3,249 | 3,199 | 13.0 mi | 67 |
| MN-564069 Landlocked · Power at road | 12.4 | Mar 7, 2026 | $25,100 | 2,030 | 2,121 | 10.0 mi | 65 |
| MN-426846 Paved · Power at road | 92.6 | Dec 27, 2023 | $231,000 | 2,494 | 2,300 | 6.2 mi | 60 |
Show adjustment detail for the top comp
- Tract size (38.03 ac → 42.86 ac)-2.2%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (11 mo)+3.7%
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.