Priced at $130,000—which breaks down to $3,714.29 per acre—this 35-acre Northwoods recreational parcel located on Overton Road in Meadowlands, Minnesota (ZIP 55765, St. Louis County) offers direct riverfront access and off-grid infrastructure. Listed on September 10, 2026, the property features direct frontage along the St. Louis River, a generator-wired recreational bunkhouse cabin, a high-ground clearing, and immediate proximity to the Riverlands State Forest and Minnesota Department of Natural Resources (DNR) forest lands.
Surrounded by heavy timber and established wildlife corridors, this parcel sits in a proven hunting area for whitetail deer, black bear, wild turkey, and ruffed grouse. Positioned well for outdoorsmen, hunters, and off-grid enthusiasts, the tract provides a private basecamp setting with river recreation and public land expansion potential.
Property Overview & Technical Specifications
Evaluating St. Louis County public tax records (Parcel ID: 550001004600), GIS parcel mapping, and official listing disclosures establishes the baseline parameters for this Meadowlands property.
| Property Parameter | Listing Disclosures & County Public Data Baseline |
| Street Address | Overton Rd, Meadowlands, MN 55765 |
| County / Region | St. Louis County / Northeastern Minnesota (Arrowhead Region) |
| Township / Subdivision | Toivola Township |
| Parcel Identification Number | 550001004600 |
| Current Asking Price | $130,000 (Listed September 10, 2026) |
| Total Deeded Acreage | 35.00 Acres (1,524,600 Square Feet) |
| Price Per Acre | $3,714.29 per acre |
| Price Per Square Foot | $0.085 per sq. ft. |
| Primary Dwelling / Bunkhouse | Rustic Off-Grid Cabin with Wood Deck & Generator Wiring |
| Topography Profile | High Ground, Level Clearing, Wooded River Bottomland |
| Hydrology & Water Features | Direct River Frontage on the St. Louis River |
| Adjoining Public Lands | Borders / Proximity to Riverlands State Forest & MN DNR Land |
| Utilities Status | Off-Grid; Cabin Wired for Generator Power (No Public Utilities Connected) |
| Sanitation & Water Infrastructure | Private Septic & Well Available to Install (Currently Unimproved) |
| Annual Property Taxes | $714.00 per year ($59.50 per month) |
| HOA / Association Fees | None ($0.00 / month) |
Financial Valuation & Unbundled Asset Allocation
Analyzing the $130,000 purchase price across raw land, riverfront frontage, cabin structures, and public land proximity highlights the asset distribution:
| Asset Component | Estimated Value Allocation | Calculation Basis & Market Context |
| Raw Northwoods Timberland (35 AC) | $77,000 | Assigned at $2,200/acre baseline for wooded northern MN land |
| St. Louis River Water Frontage | $25,000 | Valuation premium for direct river frontage & water launch access |
| Bunkhouse Cabin & Deck Structure | $18,000 | Functional value of framed cabin, elevated deck, & generator wiring |
| State Forest Border Uplift | $10,000 | Location premium for direct adjacency to Riverlands State Forest |
| TOTAL ESTIMATED ASSET VALUE | $130,000 | Matches asking purchase price ($3,714.29 / acre basis) |
Low Carrying Overhead
Holding 35 acres in St. Louis County requires minimal ongoing overhead, making land-banking or seasonal hunting maintenance cost-effective:
- Annual Property Taxes: $714.00 per year
- Monthly Tax Overhead: $59.50 per month
- HOA / Association Dues: $0.00 / month
- Base Holding Cost:$59.50 per month, allowing buyers to hold a riverfront Northwoods retreat with minimal holding expenses.
Topography, Forest Canopy, & Public Land Adjacency
- St. Louis River Waterfront: The property features direct shoreline access along the St. Louis River, providing private access for canoeing, kayaking, fishing, and waterfowl hunting.
- Public Land Adjacency: The tract borders and connects directly into sections of the Riverlands State Forest and Minnesota Department of Forestry land. This grants the owner seamless access to thousands of acres of public hunting and trails without paying additional property taxes.
- Wooded Canopy & Cleared High Ground: The land contains a mix of heavy and medium tree coverage typical of northern Minnesota timber (aspen, pine, fir, and mixed hardwoods). A cleared, high-ground bench provides a dry, elevated site for the bunkhouse and parking area.
- Wildlife Profile: Located in a productive game corridor, the property actively supports Whitetail Deer, Black Bear, Wild Turkey, and Ruffed Grouse, backed by surrounding forest cover and river water sources.
Cabin Shell & Off-Grid Utility Profile
- Bunkhouse Structure: The property includes a framed wood cabin featuring a steep gable roof, a timber deck, built-in bunk bed sleeping quarters, and interior wood paneling.
- Generator Wiring: The cabin is pre-wired for portable generator power, allowing plug-and-play operation for interior lights, small electric appliances, and outdoor equipment.
- Heating System: Equipped with an interior heating unit and space for wood/gas stoves, providing essential warmth for late-autumn hunting seasons and winter weekend stays.
- Water & Sanitation Setup: Lacks active municipal connections. Future site development can accommodate a private drilled well and an engineered septic system or holding tank under St. Louis County environmental guidelines.
Estimated Development & Infrastructure Budget (CapEx)
To convert this off-grid basecamp into a fully serviced seasonal or year-round cabin site, buyers should account for potential infrastructure investments:
| Development / Upgrade Component | Low-End Estimate (DIY) | High-End Estimate (Contractor) | Technical Scope & System Details |
| Private Drilled Water Well | $6,500 | $12,000 | Drill deep Northwoods well to access clean drinking water |
| Engineered Septic / Holding Tank | $10,000 | $18,000 | St. Louis County approved mound system or holding tank |
| Solar Power & Battery System | $4,500 | $9,500 | 3kW–5kW solar panel array with lithium battery storage |
| Driveway & Trail Maintenance | $2,000 | $5,000 | Grade gravel driveway and clear internal UTV trails |
| Cabin Interior Finish & Insulation | $3,500 | $8,500 | Complete wall insulation, vapor barrier, and interior trim |
| TOTAL PROJECTED CAPEX | $26,500 | $53,000 | Estimated budget for full site utility integration |
Regional Comparative Market Analysis (CMA)
Comparing Overton Road against active and recent land listings in St. Louis and surrounding northern Minnesota counties demonstrates its competitive market position:
| Property Location & Details | Acreage | List Price | Price / Acre | Key Features & Access |
| Overton Rd, Meadowlands (Subject) | 35.00 AC | $130,000 | $3,714.29 | St. Louis River frontage; Bunkhouse; State Forest border |
| County Rd 29, Meadowlands, MN | 40.00 AC | $119,900 | $2,997.50 | Raw timberland; Off-grid; No river frontage or cabin |
| Highway 133, Toivola, MN | 20.00 AC | $75,000 | $3,750.00 | Small wooded tract; Road frontage; No water assets |
| Floodwood River Rd, Floodwood, MN | 80.00 AC | $240,000 | $3,000.00 | Large timber tract; River access; Remote gravel drive |
| St. Louis County Rural Land Average | 40.00 AC | $145,000 | $3,625.00 | Regional baseline benchmark for wooded recreational land |
Strategic Advantages vs. Critical Risk Factors
Strategic Advantages (Pros)
- Direct River Frontage: Private shoreline along the St. Louis River for water recreation, fishing, and waterfowl hunting.
- Adjacent Public State Forest: Direct boundary access to Riverlands State Forest expands usable acreage for hunting and trails.
- Turnkey Basecamp Bunkhouse: Includes an existing cabin wired for generator power, providing immediate shelter.
- Low Annual Carrying Cost: Property taxes total just $59.50 per month with no HOA fees.
- Elevated High-Ground Build Site: Features a dry, cleared bench above river flood plains for parking and building expansion.
Critical Risk Factors (Cons)
- Off-Grid Status: Lacks grid electricity, public water, and septic, requiring generator/solar power and private water solutions.
- River Floodplain Sensitivity: Lower acreage along the riverbank requires elevation checks prior to placing permanent structures.
- Seasonal Access Considerations: Secondary dirt/gravel access via Overton Road requires 4WD or snowplowing during northern Minnesota winter months.
Essential Buyer Due Diligence Roadmap
- Verify State Forest Property Pins: Hire a licensed Minnesota surveyor to confirm exact property corners and boundary lines along Riverlands State Forest.
- Review St. Louis County Shoreland Zoning: Consult St. Louis County Planning & Zoning regarding setback requirements for building near the St. Louis River.
- Inspect Bunkhouse Wiring & Roof: Evaluate the condition of the generator transfer switch, interior wiring, roof shingles, and deck footings.
- Soil Percolation & Well Depth Checks: Consult local well drillers and septic contractors regarding groundwater depth and soil conditions for septic installation.
- Verify Access Road Maintenance: Confirm township/county road maintenance schedules for Overton Road during winter months.
Listed on Zillow