MN-601532
989 County Road 49
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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?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
333 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $1,325 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-211448 Landlocked · Power at road | 1.9 | Jun 23, 2026 | $7,300 | 3,937 | 4,253 | 8.9 mi | 82 |
| MN-622058 Dirt · Power at road | 2.9 | Jul 27, 2026 | $12,000 | 4,169 | 3,584 | 8.2 mi | 80 |
| MN-191892 Gravel · Off grid | 2.6 | Mar 24, 2026 | $8,000 | 3,136 | 2,758 | 6.5 mi | 79 |
| MN-462465 Dirt · Full utilities | 3.9 | Feb 7, 2026 | $14,400 | 3,723 | 2,700 | 5.6 mi | 73 |
| MN-221928 Landlocked · Power at road | 2.6 | Aug 22, 2024 | $8,900 | 3,384 | 3,967 | 6.9 mi | 72 |
| MN-111302 Paved · Full utilities | 1.7 | Aug 28, 2024 | $10,200 | 6,115 | 3,351 | 14.5 mi | 70 |
| MN-290856 Gravel · Power at road | 1.2 | Dec 17, 2025 | $2,900 | 2,377 | 1,772 | 14.0 mi | 68 |
| MN-670265 Landlocked · Full utilities | 0.8 | May 28, 2026 | $1,800 | 2,244 | 1,971 | 13.8 mi | 65 |
| MN-640723 Dirt · Power at road | 1.1 | Mar 10, 2025 | $4,900 | 4,461 | 3,985 | 15.1 mi | 63 |
Show adjustment detail for the top comp
- Access (Landlocked → Dirt)+26.5%
- Utilities (Power at road → Off grid)-15.0%
- Market time (2 mo)+0.6%
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.