OH-225288
2161 County Road 38
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Athens County, Ohio. Tillable ground with strong small-acreage homesite demand.
View Athens market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $64,795 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| OH-685767 Gravel · Power at road | 29.4 | Jun 15, 2026 | $439,100 | 14,962 | 9,157 | 0.9 mi | 81 |
| OH-814833 Gravel · Power at road | 14.9 | Jan 14, 2026 | $201,500 | 13,507 | 7,693 | 8.7 mi | 77 |
| OH-355939 Dirt · Power at road | 33.2 | Jan 16, 2026 | $284,200 | 8,549 | 6,315 | 4.7 mi | 73 |
| OH-497418 Gravel · Power at road | 97.0 | May 8, 2026 | $753,000 | 7,759 | 6,085 | 9.0 mi | 66 |
| OH-956940 Gravel · Off grid | 68.7 | Nov 3, 2024 | $554,900 | 8,084 | 7,309 | 6.8 mi | 59 |
| OH-997027 Dirt · Full utilities | 73.1 | Oct 3, 2024 | $804,000 | 10,997 | 8,198 | 6.8 mi | 56 |
Show adjustment detail for the top comp
- Tract size (29.35 ac → 20.74 ac)+5.1%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (2 mo)+0.7%
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.