MN-647073
3964 County Road 106
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $98,851 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-907732 Gravel · Power at road | 176.0 | Jul 27, 2026 | $565,700 | 3,214 | 4,455 | 4.6 mi | 81 |
| MN-616396 Gravel · Power at road | 66.9 | Aug 19, 2024 | $217,200 | 3,249 | 3,824 | 1.1 mi | 75 |
| MN-558042 Landlocked · Off grid | 220.3 | Jul 27, 2026 | $243,000 | 1,103 | 2,815 | 5.9 mi | 74 |
| MN-367932 Landlocked · Full utilities | 203.4 | Apr 2, 2026 | $562,600 | 2,766 | 4,874 | 5.8 mi | 74 |
| MN-885782 Landlocked · Full utilities | 42.9 | Jun 14, 2026 | $91,100 | 2,125 | 2,559 | 13.5 mi | 72 |
| MN-336479 Dirt · Power at road | 71.0 | Jun 12, 2026 | $167,300 | 2,357 | 3,039 | 14.6 mi | 72 |
| MN-426846 Paved · Power at road | 92.6 | Dec 27, 2023 | $231,000 | 2,494 | 2,750 | 7.3 mi | 68 |
| MN-435617 Dirt · Off grid | 38.0 | Sep 28, 2025 | $84,600 | 2,225 | 3,063 | 6.4 mi | 67 |
| MN-628641 Dirt · Off grid | 340.0 | Aug 4, 2024 | $489,100 | 1,439 | 3,563 | 3.6 mi | 59 |
| MN-145716 Gravel · Power at road | 40.9 | Jan 19, 2024 | $91,100 | 2,231 | 2,430 | 8.1 mi | 58 |
Show adjustment detail for the top comp
- Tract size (175.99 ac → 109.19 ac)+13.4%
- Utilities (Power at road → Full utilities)+22.0%
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.