MN-642467
8438 County Road 395
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St. Louis County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View St. Louis market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
388 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 9 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 $10,190 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-831662 Gravel · Power at road | 2.2 | Jul 27, 2026 | $8,600 | 3,950 | 2,846 | 5.9 mi | 80 |
| MN-212356 Gravel · Off grid | 3.6 | Nov 4, 2025 | $15,100 | 4,218 | 3,736 | 15.3 mi | 79 |
| MN-831543 Dirt · Power at road | 2.0 | Feb 20, 2026 | $8,400 | 4,221 | 3,594 | 11.1 mi | 75 |
| MN-843105 Gravel · Off grid | 6.2 | Mar 18, 2026 | $17,200 | 2,797 | 2,498 | 8.6 mi | 74 |
| MN-253658 Dirt · Full utilities | 9.2 | Oct 18, 2025 | $40,000 | 4,343 | 3,280 | 2.5 mi | 70 |
| MN-992247 Dirt · Full utilities | 3.3 | Oct 20, 2024 | $13,600 | 4,107 | 3,064 | 12.4 mi | 70 |
| MN-882878 Dirt · Full utilities | 5.2 | Apr 9, 2024 | $20,000 | 3,824 | 2,964 | 14.6 mi | 65 |
| MN-130954 Paved · Full utilities | 1.3 | Dec 12, 2024 | $7,000 | 5,363 | 2,842 | 5.1 mi | 60 |
| MN-131289 Paved · Power at road | 1.6 | Nov 21, 2024 | $9,200 | 5,572 | 3,623 | 10.2 mi | 59 |
Show adjustment detail for the top comp
- Tract size (2.17 ac → 3.88 ac)-1.6%
- Access (Gravel → Dirt)-14.0%
- 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.