Koochiching County, MN · Sold

MN-915734

8091 County Road 171

$104,700

$2,530/ac · 41.39 ac

Offer report Market this tract

Acreage41.39 ac

Price per acre$2,530/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedAug 15, 2023

Coordinates48.3627, -93.9114

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Koochiching County, Minnesota. Lake country cabin lots north, prime tillable ground south.

View Koochiching market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands0.0% of tract

Little to no mapped wetland coverage.

Average slope20.5%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

934 ft of deeded road frontage.

Power10,918 ft away

A long utility run — price in solar/off-grid instead.

Buildable area24.83 of 41.39 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$125,785

$104,721 – $146,849 · $3,039/ac on 41.39 ac

Asking vs estimate

-16.8%

Priced below the comp set

Weighted from 9 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $104,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$71,877

$1,737/ac · +30.0% target margin

You need $32,823 off asking to hit this margin.

All-in cost$77,987

Net resale$115,722

Projected profit$37,736

ROI+48.4%

Annualized+69.3%

Break-even resale$2,048/ac

Profit if resale lands off target

-20%

$14,591

-10%

$26,163

$37,736

+10%

$49,308

+20%

$60,880

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MN-795613 Dirt · Power at road	37.9	May 18, 2026	$115,800	3,053	2,580	0.2 mi	93
MN-826033 Paved · Off grid	51.4	Jul 27, 2026	$233,900	4,550	3,466	9.3 mi	86
MN-355664 Dirt · Power at road	39.3	Dec 4, 2024	$133,500	3,392	3,060	9.2 mi	79
MN-115170 Landlocked · Full utilities	27.5	Jul 15, 2026	$109,100	3,966	3,272	12.4 mi	79
MN-784727 Landlocked · Full utilities	20.0	Jul 27, 2026	$68,000	3,405	2,682	7.5 mi	73
MN-657247 Dirt · Off grid	123.8	Aug 9, 2025	$268,000	2,164	2,885	3.2 mi	69
MN-484973 Dirt · Full utilities	23.9	Sep 27, 2025	$104,600	4,387	2,896	12.3 mi	69
MN-307207 Paved · Off grid	120.3	Feb 12, 2025	$289,600	2,407	2,367	14.6 mi	57
MN-554062 Landlocked · Off grid	12.3	Feb 3, 2025	$47,100	3,822	4,352	18.2 mi	54

Show adjustment detail for the top comp

Tract size (37.92 ac → 41.39 ac)-1.6%
Utilities (Power at road → Off grid)-15.0%
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.

Build the listing kit Post a deal or JV