Cheap Land in Minnesota near Mississippi River
Owner Financing Available! (see details below)
Settle into this quiet neighborhood just 15 minutes from downtown St. Cloud and only 3 minutes from the Mississippi River, and jumpstart your development with a pre-existing garage and driveway.
- On-Site Power
- Driveway
- Two-Car Garage
- Quiet, Paved Street
- Very Buildable: Flat, No Floodplain
- Within 15 mins of St. Cloud
- Priced Well Below Market
PROPERTY: Discover the perfect blend of tranquility and convenience on this 0.7-acre lot just north of St. Cloud and a mere 3 minutes from the Mississippi River. This flat, buildable parcel boasts 112 feet of frontage on a quiet, paved public street and comes ready with a two-car garage, driveway, and on-site power, making it ideal for residential use. With water available along the street and no floodplain or wetlands to interfere, development will be a breeze. Zoned R-1 Residential with minimal restrictions (mobile homes welcome and no HOA fees), the property offers a peaceful neighborhood setting with low taxes and abundant wildlife. Enjoy nearby parks and outdoor attractions while owning affordable land priced well below market value.
Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you. We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!
Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!
After opening this map, you may see even more information about the area by clicking on Map Legend, then Overlays.
- ADDRESS: 5404 398th St, Rice MN 56367
- SIZE: 0.7 acres
- GPS COORDINATES: 45.700029, -94.221563
- PARCEL #: 04.02493.0000
- ABRIDGED LEGAL DESCRIPTION: Lot 31, West River Road Addition, Stearns County, Minnesota
- FULL LEGAL DESCRIPTION: view here
- PLAT MAP/SURVEY: view here (get County’s boundary/KML file here – opens in Google Earth)
- TITLE: General Warranty deed (clean – no back taxes, no liens)
- MINERAL RIGHTS: any mineral rights we own will convey to buyer (we have no knowledge of severance of mineral rights by a previous owner)
- DIMENSIONS (approximate): starting at NW corner, 112′ E (along street) x 277′ S x 112′ W x 277′ N to POB
- FLOODPLAIN: none
- WETLANDS: none
- ELEVATION: 1047 feet
- TERRAIN: generally flat
- CONDITION: tree-speckled, driveway, two-car garage
- ACCESS: 112 feet of direct frontage on 398th Street, a paved public road
- POWER: on-site (connected to garage)
- WATER: available along street
- WASTEWATER: none (septic system would need to be installed)
- The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions in rare cases of non-satisfactory perc tests).
- TAXES: $678.00 in 2024
- HOA: none
- DEED RESTRICTIONS: West River Addition
- single family homes only
- two story maximum
- 130o sf minimum home size
- setbacks: 60′ from front, 10′ from side and rear
- see full rules here
- single family homes only
- RESTRICTIONS/ZONING: R-1 Residential
- single family homes
- mobile homes OK
- setbacks: 100′ from street, 10′ from side, 30′ from rear
- othe possible uses: day care, church, school, limited agriculture, others
- see full code here (starting at page 287)
- SCHOOL DISTRICTS: Pine Meadow (Elementary) – Sartel (Middle School) – Sartell (High School)
- NEAREST CITIES: St. Stephen < St. Cloud < Minneapolis
- NEAREST AIRPORTS: St. Cloud Regional (26 mins), Minneapolis-Saint Paul International (1 hr 41 mins)
- COUNTY GOVERNMENT:
- Assessor (320) 656-3680
- Treasurer (320) 656-3920
- Recorder/Clerk (320) 656-3855
- Planning & Zoning (320) 656-3613
You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.
DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.
- From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
- You can also click “Send to Phone” if you’re viewing this on your computer
- And “Save” to download the directions so they’ll still work if you lose cell service.
If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 45.700029, -94.221563
WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .
- Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
- Open Google Earth
- Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).
Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.
This property offers easy access to a variety of recreational spots, making it perfect for outdoor enthusiasts. Enjoy a peaceful stroll at the nearby Mississippi River County Park, or explore the scenic trails and picnic spots at Lions Park and Bend in the River Regional Park. For everyday essentials, St. Cloud is conveniently located nearby, offering a Walmart, Target, Fresh Thyme Market, and a variety of grocery stores. You’ll also find popular dining options like Chick-fil-A, Culver’s, and Five Guys, along with comprehensive medical services such as CentraCare and Rejuv Medical. When you crave big-city excitement, Minneapolis is just over an hour away, offering a diverse range of entertainment and cultural attractions.
NEARBY – Mississippi River County Park (3 mins), Lions Park (6 mins), Lions Municipal Park (8 mins), Bend in the River Regional Park (10 mins), Meadow Park (11 mins), Rose Anna Park (13 mins), St. Regis Park (13 mins), Benton Beach Campgrounds (13 mins), Mayhew Lake Landing (20 mins), and more!
ST CLOUD (15 mins, nearest Walmart)
- RETAIL – Walmart, Target, Fresh Thyme Market, ALDI, Coborn’s Grocery Store St. Cloud, Cash Wise Foods Grocery Store, and more!
- RESTAURANTS – McDonalds, Wendy’s, Chick-fil-a, Burger King, Arbys, Popeyes, Culvers, Five Guys, Dairy Queen, and many more!
- MEDICAL SERVICES? Yes, CentraCare, Northway Medical Plaza, Rejuv Medical, St. Cloud VA Medical Center, and more.
- RECREATIONAL – Mural Alley, Munsinger Gardens, Summerland Family Fun Park, Quarry Park and Nature Preserve, Wilson Park, Stearns History Museum, Lake George Park, and many more!
MINNEAPOLIS (1 hr 23 mins, nearest major city)
OWNER FINANCING: We do offer owner financing under the following terms:
- Owner Financed Price = $84,800
- Down Payment = $17,000
- Monthly Payment = $1322.04
- Term = 72 months
- Interest Rate = 10.9%
- No Pre-Payoff Penalty!
We have a two-week waiting period after the posting of our original MLS listing before we open up the owner-financing option. Also, if you would like to make a larger down payment in exchange for a slightly lower interest rate and/or fewer payments, we can certainly accomodate that, so just let us know! If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at info@acretown.com and we’ll get you set up!
OUTSIDE FINANCING: Your best deal for third-party financing will come from Affinity Plus Federal Credit Union or Rural 1st and their details are below:
Affinity Plus is one of the best local land lenders in the area, and they require as little as 20% down up to a 20-year term, with interest rates as low as 7.4%, with no pre-payoff penalties. You can contact them by phone at (800) 322-7228, or visit them in person at the following address: 2835 W St Germain St Ste 100, St Cloud, MN 56301.
Rural 1st is America’s leading land lender for rural properties and they require as little as 15% down on a 10 or 15-year fixed land loan, with no PMI, and they prefer a credit score of 720 or better. Please contact Michael Wirth by phone or email at (502) 553-8152 or michael.wirth@rural1st.com. They do serve Minnesota.
Call or text Scott directly at 314.639.9777 or email at info@acretown.com if you’d like to discuss an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you.
FOR SALE BY OWNER: We are investors, and are selling this lot For-Sale-By-Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a Realtor, then you’re welcome to have them contact us on your behalf.
WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).
DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, build-ability, and approved/allowable use-age for the property. We are happy to help however we can.