MN-449019
6872 County Road 123
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Koochiching County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Koochiching market data →Step 1 · Is this a deal?
5 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.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $424,425 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-209704 Dirt · Full utilities | 734.4 | May 21, 2026 | $1,324,200 | 1,803 | 1,167 | 3.7 mi | 76 |
| MN-188569 Gravel · Off grid | 322.7 | Oct 20, 2025 | $639,900 | 1,983 | 1,266 | 12.5 mi | 72 |
| MN-628557 Dirt · Off grid | 319.9 | Apr 18, 2024 | $436,400 | 1,364 | 1,072 | 4.3 mi | 69 |
| MN-617889 Dirt · Off grid | 197.2 | May 11, 2024 | $391,600 | 1,986 | 1,356 | 7.3 mi | 65 |
| MN-657247 Dirt · Off grid | 123.8 | Aug 9, 2025 | $268,000 | 2,164 | 1,242 | 12.4 mi | 63 |
| MN-307207 Paved · Off grid | 120.3 | Feb 12, 2025 | $289,600 | 2,407 | 1,019 | 8.2 mi | 62 |
Show adjustment detail for the top comp
- Tract size (734.37 ac → 447.1 ac)+16.3%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (3 mo)+1.0%
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.