MN-622452
3169 County Road 117
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Lake of the Woods County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Lake of the Woods market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
438 ft of deeded road frontage.
Power at or near the road.
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 $13,944 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-382500 Dirt · Power at road | 4.0 | Dec 4, 2025 | $15,100 | 3,786 | 3,902 | 4.4 mi | 85 |
| MN-461702 Dirt · Full utilities | 2.2 | May 13, 2026 | $22,000 | 9,880 | 8,059 | 4.0 mi | 78 |
| MN-653307 Gravel · Off grid | 7.1 | Jul 16, 2025 | $39,200 | 5,498 | 5,991 | 1.8 mi | 74 |
| MN-912830 Dirt · Power at road | 5.0 | Aug 16, 2024 | $22,800 | 4,519 | 4,953 | 4.3 mi | 74 |
| MN-762091 Dirt · Full utilities | 3.0 | Jun 7, 2025 | $22,800 | 7,702 | 6,573 | 7.4 mi | 74 |
| MN-681474 Dirt · Full utilities | 1.9 | Mar 10, 2026 | $16,500 | 8,720 | 7,141 | 7.8 mi | 72 |
| MN-481793 Landlocked · Off grid | 2.4 | Dec 20, 2025 | $7,200 | 3,041 | 4,583 | 6.4 mi | 71 |
| MN-231073 Paved · Off grid | 1.4 | May 25, 2026 | $6,600 | 4,713 | 3,983 | 3.1 mi | 71 |
| MN-561089 Landlocked · Off grid | 1.4 | Jun 4, 2026 | $5,300 | 3,695 | 5,414 | 7.0 mi | 68 |
| MN-613413 Gravel · Off grid | 7.7 | Jan 26, 2026 | $48,600 | 6,311 | 6,763 | 8.3 mi | 68 |
Show adjustment detail for the top comp
- Market time (8 mo)+2.9%
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.