Todd County, MN · Sold

MN-365816

2188 County Road 46

$393,300

$8,955/ac · 43.92 ac

Offer report Market this tract

Acreage43.92 ac

Price per acre$8,955/ac

ZoningResidential

Road accessDirt

UtilitiesFull utilities

TopographySloped

ListedJul 28, 2024

Coordinates46.0506, -94.8491

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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

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

View Todd market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands2.3% of tract

Little to no mapped wetland coverage.

Average slope24.9%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,352 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area25.75 of 43.92 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$293,010

$245,006 – $341,015 · $6,671/ac on 43.92 ac

Asking vs estimate

+34.2%

Priced above the comp set

Weighted from 10 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 $393,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$167,435

$3,812/ac · +30.0% target margin

You need $225,865 off asking to hit this margin.

All-in cost$181,667

Net resale$269,570

Projected profit$87,903

ROI+48.4%

Annualized+69.2%

Break-even resale$4,496/ac

Profit if resale lands off target

-20%

$33,989

-10%

$60,946

$87,903

+10%

$114,860

+20%

$141,816

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MN-505552 Paved · Full utilities	36.3	Jul 27, 2026	$424,500	11,701	8,253	5.3 mi	84
MN-395874 Paved · Power at road	45.8	Oct 27, 2025	$412,300	9,001	8,339	7.0 mi	78
MN-175955 Landlocked · Power at road	48.6	Jan 5, 2025	$167,700	3,453	5,800	2.0 mi	76
MN-815885 Paved · Power at road	46.2	Oct 10, 2024	$247,300	5,355	5,181	2.8 mi	75
MN-745015 Gravel · Off grid	24.6	Oct 17, 2025	$148,300	6,031	6,991	7.6 mi	72
MN-595952 Gravel · Off grid	48.5	Feb 15, 2025	$190,500	3,930	5,256	8.6 mi	72
MN-136111 Paved · Full utilities	54.4	Jun 29, 2024	$442,200	8,130	6,735	5.4 mi	71
MN-656768 Landlocked · Power at road	87.5	Aug 9, 2025	$348,300	3,978	7,425	1.8 mi	69
MN-246412 Paved · Full utilities	67.6	Oct 16, 2024	$499,100	7,379	6,331	6.3 mi	68
MN-566805 Landlocked · Off grid	89.9	Nov 15, 2025	$250,000	2,781	6,078	9.0 mi	66

Show adjustment detail for the top comp

Tract size (36.28 ac → 43.92 ac)-3.4%
Access (Paved → Dirt)-27.1%

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.

Build the listing kit Post a deal or JV