MN-435617
7194 County Road 179
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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.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
930 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 $44,069 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-885782 Landlocked · Full utilities | 42.9 | Jun 14, 2026 | $91,100 | 2,125 | 1,928 | 7.2 mi | 86 |
| MN-154932 Gravel · Off grid | 23.1 | Jun 19, 2026 | $72,800 | 3,145 | 2,515 | 8.5 mi | 76 |
| MN-336479 Dirt · Power at road | 71.0 | Jun 12, 2026 | $167,300 | 2,357 | 2,290 | 8.5 mi | 75 |
| MN-355036 Paved · Off grid | 25.0 | Jan 5, 2025 | $84,100 | 3,369 | 2,449 | 7.7 mi | 73 |
| MN-145716 Gravel · Power at road | 40.9 | Jan 19, 2024 | $91,100 | 2,231 | 1,831 | 6.6 mi | 70 |
| MN-647073 Gravel · Full utilities | 109.2 | Dec 6, 2025 | $254,900 | 2,335 | 1,810 | 6.4 mi | 68 |
| MN-616396 Gravel · Power at road | 66.9 | Aug 19, 2024 | $217,200 | 3,249 | 2,881 | 5.8 mi | 68 |
| MN-564069 Landlocked · Power at road | 12.4 | Mar 7, 2026 | $25,100 | 2,030 | 1,910 | 2.9 mi | 68 |
| MN-633955 Gravel · Off grid | 11.4 | Apr 14, 2025 | $43,500 | 3,815 | 2,956 | 2.7 mi | 63 |
| MN-426846 Paved · Power at road | 92.6 | Dec 27, 2023 | $231,000 | 2,494 | 2,072 | 1.0 mi | 61 |
Show adjustment detail for the top comp
- Tract size (42.86 ac → 38.03 ac)+2.2%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Full utilities → Off grid)-30.3%
- 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.