MN-221070
3596 County Road 165
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Kittson County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Kittson 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.
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 8 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 $2,768 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-670910 Paved · Full utilities | 1.3 | Dec 26, 2024 | $12,300 | 9,760 | 8,537 | 3.8 mi | 77 |
| MN-170080 Dirt · Off grid | 0.7 | Jul 27, 2026 | $3,800 | 5,484 | 8,806 | 8.1 mi | 72 |
| MN-380918 Dirt · Full utilities | 1.3 | Dec 16, 2024 | $10,500 | 8,320 | 9,996 | 6.8 mi | 72 |
| MN-611498 Dirt · Off grid | 1.9 | Jul 20, 2025 | $12,300 | 6,415 | 10,877 | 6.3 mi | 71 |
| MN-231260 Gravel · Power at road | 1.6 | Sep 12, 2024 | $15,300 | 9,440 | 12,065 | 9.3 mi | 71 |
| MN-482342 Dirt · Power at road | 3.5 | Aug 11, 2025 | $21,000 | 5,921 | 8,650 | 4.7 mi | 66 |
| MN-962784 Landlocked · Power at road | 4.9 | Jul 23, 2026 | $32,100 | 6,576 | 11,831 | 12.6 mi | 66 |
| MN-392600 Paved · Power at road | 4.3 | Jul 7, 2025 | $31,700 | 7,424 | 7,989 | 8.9 mi | 64 |
Show adjustment detail for the top comp
- Utilities (Full utilities → Power at road)-18.0%
- Market time (20 mo)+6.9%
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.