MN-439182
2082 County Road 12
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $338,426 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-809472 Gravel · Power at road | 620.8 | Jun 27, 2026 | $1,850,000 | 2,980 | 2,650 | 5.1 mi | 86 |
| MN-499099 Gravel · Power at road | 473.8 | Jul 27, 2026 | $1,027,900 | 2,169 | 1,771 | 9.2 mi | 82 |
| MN-608099 Landlocked · Power at road | 229.6 | Jul 27, 2026 | $276,200 | 1,203 | 1,168 | 4.2 mi | 77 |
| MN-997980 Landlocked · Full utilities | 210.6 | Jul 27, 2026 | $493,900 | 2,345 | 1,822 | 7.6 mi | 75 |
| MN-778706 Paved · Off grid | 356.4 | Feb 27, 2025 | $761,500 | 2,137 | 1,692 | 11.0 mi | 71 |
| MN-388567 Dirt · Full utilities | 322.3 | Oct 23, 2024 | $767,000 | 2,380 | 1,774 | 5.6 mi | 68 |
| MN-587536 Dirt · Full utilities | 152.7 | Jan 24, 2025 | $451,300 | 2,956 | 1,767 | 6.6 mi | 60 |
| MN-807495 Gravel · Off grid | 148.2 | May 22, 2025 | $348,500 | 2,351 | 1,700 | 9.4 mi | 57 |
Show adjustment detail for the top comp
- Tract size (620.76 ac → 503.14 ac)+6.6%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (2 mo)+0.6%
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.