MN-130536
5612 County Road 176
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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?
4 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.
191 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 7 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 $1,149 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-820491 Dirt · Off grid | 0.9 | May 30, 2025 | $3,200 | 3,442 | 3,616 | 12.2 mi | 82 |
| MN-130954 Paved · Full utilities | 1.3 | Dec 12, 2024 | $7,000 | 5,363 | 2,925 | 7.8 mi | 72 |
| MN-831543 Dirt · Power at road | 2.0 | Feb 20, 2026 | $8,400 | 4,221 | 3,699 | 7.7 mi | 72 |
| MN-831662 Gravel · Power at road | 2.2 | Jul 27, 2026 | $8,600 | 3,950 | 2,929 | 7.1 mi | 72 |
| MN-860544 Gravel · Power at road | 1.0 | Oct 4, 2024 | $4,300 | 4,505 | 3,551 | 17.1 mi | 68 |
| MN-131289 Paved · Power at road | 1.6 | Nov 21, 2024 | $9,200 | 5,572 | 3,729 | 12.0 mi | 61 |
| MN-992247 Dirt · Full utilities | 3.3 | Oct 20, 2024 | $13,600 | 4,107 | 3,153 | 9.3 mi | 57 |
Show adjustment detail for the top comp
- Market time (15 mo)+5.1%
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.