Itasca County, MN · Sold

MN-145716

3582 County Road 185

$111,000

$2,717/ac · 40.85 ac

Offer report Market this tract

Acreage40.85 ac

Price per acre$2,717/ac

ZoningUnzoned

Road accessGravel

UtilitiesPower at road

TopographyMixed

ListedNov 5, 2023

Coordinates47.5364, -93.7084

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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

Itasca County, Minnesota. Lake country cabin lots north, prime tillable ground south.

View Itasca market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands5.1% of tract

Little to no mapped wetland coverage.

Average slope8.2%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power127 ft away

Power at or near the road.

Buildable area36.83 of 40.85 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$123,570

$105,763 – $141,377 · $3,025/ac on 40.85 ac

Asking vs estimate

-10.2%

Priced below the comp set

Weighted from 9 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 $111,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$70,612

$1,729/ac · +30.0% target margin

You need $40,388 off asking to hit this margin.

All-in cost$76,614

Net resale$113,685

Projected profit$37,071

ROI+48.4%

Annualized+69.2%

Break-even resale$2,039/ac

Profit if resale lands off target

-20%

$14,334

-10%

$25,702

$37,071

+10%

$48,439

+20%

$59,808

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MN-885782 Landlocked · Full utilities	42.9	Jun 14, 2026	$91,100	2,125	2,603	9.9 mi	81
MN-154932 Gravel · Off grid	23.1	Jun 19, 2026	$72,800	3,145	3,397	5.8 mi	77
MN-435617 Dirt · Off grid	38.0	Sep 28, 2025	$84,600	2,225	3,116	6.6 mi	77
MN-336479 Dirt · Power at road	71.0	Jun 12, 2026	$167,300	2,357	3,092	13.3 mi	72
MN-616396 Gravel · Power at road	66.9	Aug 19, 2024	$217,200	3,249	3,891	8.5 mi	68
MN-564069 Landlocked · Power at road	12.4	Mar 7, 2026	$25,100	2,030	2,580	6.5 mi	66
MN-647073 Gravel · Full utilities	109.2	Dec 6, 2025	$254,900	2,335	2,444	8.1 mi	66
MN-426846 Paved · Power at road	92.6	Dec 27, 2023	$231,000	2,494	2,798	6.6 mi	65
MN-355036 Paved · Off grid	25.0	Jan 5, 2025	$84,100	3,369	3,307	12.3 mi	63

Show adjustment detail for the top comp

Tract size (42.86 ac → 40.85 ac)+0.9%
Access (Landlocked → Gravel)+47.1%
Utilities (Full utilities → Power at road)-18.0%
Market time (2 mo)+0.7%

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.

Build the listing kit Post a deal or JV