MN-105786
2963 County Road 398
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Lac qui Parle County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Lac qui Parle 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.
1,519 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 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 $110,861 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-406561 Dirt · Power at road | 75.3 | Jul 27, 2026 | $484,100 | 6,425 | 7,158 | 3.8 mi | 77 |
| MN-656417 Gravel · Power at road | 67.9 | Apr 13, 2026 | $532,500 | 7,843 | 7,428 | 7.1 mi | 76 |
| MN-946371 Paved · Full utilities | 65.7 | Jul 6, 2025 | $657,300 | 10,011 | 6,747 | 2.6 mi | 76 |
| MN-165180 Gravel · Full utilities | 27.7 | Sep 25, 2025 | $211,100 | 7,619 | 5,108 | 2.7 mi | 76 |
| MN-965545 Dirt · Off grid | 36.1 | Nov 18, 2023 | $318,400 | 8,823 | 11,085 | 7.4 mi | 70 |
| MN-914940 Gravel · Power at road | 23.3 | Jan 8, 2025 | $169,300 | 7,271 | 5,965 | 4.3 mi | 69 |
Show adjustment detail for the top comp
- Tract size (75.35 ac → 42.98 ac)+12.5%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
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.