St. Louis County, MN · Sold

MN-882878

3141 County Road 356

$23,500

$4,493/ac · 5.23 ac

Offer report Market this tract

Acreage5.23 ac

Price per acre$4,493/ac

ZoningMixed Use

Road accessDirt

UtilitiesFull utilities

TopographyWooded

ListedAug 23, 2023

Coordinates47.7027, -92.3823

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

St. Louis County, Minnesota. Lake country cabin lots north, prime tillable ground south.

View St. Louis market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands8.6% of tract

Little to no mapped wetland coverage.

Average slope7.2%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

542 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area4.54 of 5.23 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$24,844

$20,913 – $28,775 · $4,750/ac on 5.23 ac

Asking vs estimate

-5.4%

Priced below the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $23,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$14,196

$2,714/ac · +30.0% target margin

You need $9,304 off asking to hit this margin.

All-in cost$15,403

Net resale$22,856

Projected profit$7,454

ROI+48.4%

Annualized+69.3%

Break-even resale$3,201/ac

Profit if resale lands off target

-20%

$2,882

-10%

$5,168

$7,454

+10%

$9,739

+20%

$12,025

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MN-642467 Dirt · Off grid	3.9	Jul 27, 2026	$16,300	4,207	5,976	14.6 mi	78
MN-843105 Gravel · Off grid	6.2	Mar 18, 2026	$17,200	2,797	3,541	11.7 mi	76
MN-253658 Dirt · Full utilities	9.2	Oct 18, 2025	$40,000	4,343	4,650	17.1 mi	73
MN-831662 Gravel · Power at road	2.2	Jul 27, 2026	$8,600	3,950	4,034	9.5 mi	70
MN-212356 Gravel · Off grid	3.6	Nov 4, 2025	$15,100	4,218	5,295	18.3 mi	66
MN-992247 Dirt · Full utilities	3.3	Oct 20, 2024	$13,600	4,107	4,343	15.5 mi	66
MN-831543 Dirt · Power at road	2.0	Feb 20, 2026	$8,400	4,221	5,094	13.7 mi	65
MN-131289 Paved · Power at road	1.6	Nov 21, 2024	$9,200	5,572	5,135	17.5 mi	56

Show adjustment detail for the top comp

Tract size (3.88 ac → 5.23 ac)-1.2%
Utilities (Off grid → Full utilities)+43.5%

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.

Build the listing kit Post a deal or JV