Adams County, OH · Sold

OH-552351

3598 County Road 396

$19,700

$7,976/ac · 2.47 ac

Offer report Market this tract

Acreage2.47 ac

Price per acre$7,976/ac

ZoningUnzoned

Road accessGravel

UtilitiesFull utilities

TopographyMixed

ListedJan 6, 2025

Coordinates38.8760, -83.5438

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County GIS boundary

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County market

Adams County, Ohio. Tillable ground with strong small-acreage homesite demand.

View Adams market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands11.7% of tract

Little to no mapped wetland coverage.

Average slope8.5%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

142 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area2.07 of 2.47 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$26,538

$21,144 – $31,931 · $10,744/ac on 2.47 ac

Asking vs estimate

-25.8%

Priced below 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 $19,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$15,165

$6,139/ac · +30.0% target margin

You need $4,535 off asking to hit this margin.

All-in cost$16,454

Net resale$24,415

Projected profit$7,961

ROI+48.4%

Annualized+69.2%

Break-even resale$7,241/ac

Profit if resale lands off target

-20%

$3,078

-10%

$5,519

$7,961

+10%

$10,402

+20%

$12,844

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
OH-532821 Dirt · Off grid	3.5	Jul 27, 2026	$24,100	6,939	11,720	8.5 mi	82
OH-883460 Gravel · Off grid	5.5	Jul 7, 2026	$34,300	6,205	9,208	8.4 mi	78
OH-993710 Landlocked · Full utilities	6.6	Nov 25, 2025	$42,200	6,379	10,043	1.5 mi	74
OH-263905 Dirt · Full utilities	7.6	Jul 27, 2026	$71,800	9,419	11,505	5.6 mi	71
OH-613837 Landlocked · Full utilities	7.3	Jul 27, 2026	$50,400	6,949	10,702	7.3 mi	71
OH-251520 Paved · Off grid	1.4	Apr 5, 2025	$8,200	6,039	7,679	3.0 mi	68
OH-121542 Dirt · Power at road	1.4	Aug 27, 2025	$14,400	10,468	15,285	7.6 mi	68
OH-612930 Landlocked · Off grid	3.8	Jan 9, 2025	$12,500	3,320	7,571	8.1 mi	66
OH-600659 Gravel · Off grid	0.7	Mar 10, 2025	$6,300	8,644	12,925	2.3 mi	64
OH-331179 Dirt · Power at road	1.1	Jun 23, 2024	$7,600	7,153	10,907	7.7 mi	59

Show adjustment detail for the top comp

Tract size (3.47 ac → 2.47 ac)+1.0%
Access (Dirt → Gravel)+16.3%
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