MN-355036
661 County Road 180
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
973 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $33,333 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-154932 Gravel · Off grid | 23.1 | Jun 19, 2026 | $72,800 | 3,145 | 3,695 | 9.9 mi | 82 |
| MN-885782 Landlocked · Full utilities | 42.9 | Jun 14, 2026 | $91,100 | 2,125 | 2,832 | 3.4 mi | 81 |
| MN-435617 Dirt · Off grid | 38.0 | Sep 28, 2025 | $84,600 | 2,225 | 3,390 | 7.7 mi | 76 |
| MN-336479 Dirt · Power at road | 71.0 | Jun 12, 2026 | $167,300 | 2,357 | 3,364 | 1.1 mi | 72 |
| MN-564069 Landlocked · Power at road | 12.4 | Mar 7, 2026 | $25,100 | 2,030 | 2,806 | 10.5 mi | 68 |
| MN-633542 Dirt · Off grid | 8.5 | Nov 1, 2024 | $28,100 | 3,318 | 4,366 | 2.9 mi | 67 |
| MN-263845 Paved · Power at road | 10.5 | Jul 24, 2025 | $48,500 | 4,604 | 3,709 | 7.7 mi | 66 |
| MN-633955 Gravel · Off grid | 11.4 | Apr 14, 2025 | $43,500 | 3,815 | 4,342 | 10.4 mi | 63 |
| MN-145716 Gravel · Power at road | 40.9 | Jan 19, 2024 | $91,100 | 2,231 | 2,689 | 12.3 mi | 60 |
| MN-616396 Gravel · Power at road | 66.9 | Aug 19, 2024 | $217,200 | 3,249 | 4,233 | 13.2 mi | 59 |
Show adjustment detail for the top comp
- Tract size (23.15 ac → 24.96 ac)-1.1%
- Access (Gravel → Paved)+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.