MN-807495
1201 County Road 17
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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.
Inside the 100-year floodplain — insurance and elevation apply.
3,174 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 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 $210,142 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-277438 Landlocked · Full utilities | 142.2 | Jul 27, 2026 | $245,400 | 1,726 | 1,753 | 5.5 mi | 89 |
| MN-557433 Gravel · Power at road | 141.7 | Mar 22, 2026 | $366,100 | 2,583 | 2,206 | 3.1 mi | 86 |
| MN-608099 Landlocked · Power at road | 229.6 | Jul 27, 2026 | $276,200 | 1,203 | 1,700 | 9.8 mi | 80 |
| MN-997980 Landlocked · Full utilities | 210.6 | Jul 27, 2026 | $493,900 | 2,345 | 2,651 | 16.8 mi | 78 |
| MN-587536 Dirt · Full utilities | 152.7 | Jan 24, 2025 | $451,300 | 2,956 | 2,571 | 2.8 mi | 77 |
| MN-499099 Gravel · Power at road | 473.8 | Jul 27, 2026 | $1,027,900 | 2,169 | 2,577 | 5.0 mi | 72 |
| MN-317032 Gravel · Power at road | 106.0 | Jun 13, 2024 | $381,100 | 3,596 | 3,059 | 13.3 mi | 66 |
| MN-526360 Gravel · Power at road | 65.1 | Nov 19, 2024 | $226,700 | 3,480 | 2,596 | 4.6 mi | 65 |
| MN-847118 Dirt · Off grid | 112.8 | May 15, 2024 | $207,700 | 1,841 | 2,183 | 15.4 mi | 64 |
| MN-778706 Paved · Off grid | 356.4 | Feb 27, 2025 | $761,500 | 2,137 | 2,462 | 5.8 mi | 64 |
Show adjustment detail for the top comp
- Tract size (142.23 ac → 148.23 ac)-1.1%
- Access (Landlocked → Gravel)+47.1%
- Utilities (Full utilities → Off grid)-30.3%
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.