Bedford County, PA · Sold

PA-421604

6095 County Road 178

$17,800

$11,125/ac · 1.60 ac

Offer report Market this tract

Acreage1.60 ac

Price per acre$11,125/ac

ZoningAgricultural

Road accessPaved

UtilitiesPower at road

TopographyMixed

ListedSep 17, 2025

Coordinates40.0613, -78.5533

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County GIS boundary

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County market

Bedford County, Pennsylvania. Ridge-and-valley hunting camps and Amish-country farmland.

View Bedford market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands7.8% of tract

Little to no mapped wetland coverage.

Average slope8.5%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power163 ft away

Power at or near the road.

Buildable area1.40 of 1.60 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$17,755

$13,058 – $22,452 · $11,097/ac on 1.60 ac

Asking vs estimate

+0.3%

In line with 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 $17,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$10,146

$6,341/ac · +30.0% target margin

You need $7,654 off asking to hit this margin.

All-in cost$11,008

Net resale$16,335

Projected profit$5,326

ROI+48.4%

Annualized+69.2%

Break-even resale$7,479/ac

Profit if resale lands off target

-20%

$2,059

-10%

$3,693

$5,326

+10%

$6,960

+20%

$8,593

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
PA-731475 Landlocked · Off grid	1.5	Jul 27, 2026	$8,100	5,537	11,313	5.9 mi	89
PA-260924 Landlocked · Off grid	1.0	Jul 27, 2026	$4,600	4,692	9,540	5.4 mi	82
PA-892055 Dirt · Off grid	2.2	Jul 27, 2026	$8,300	3,758	6,117	2.9 mi	81
PA-773067 Paved · Off grid	4.6	Jun 30, 2026	$52,400	11,361	13,834	3.2 mi	74
PA-240906 Paved · Full utilities	1.0	Oct 10, 2025	$8,900	9,294	7,838	12.0 mi	69
PA-442362 Gravel · Power at road	2.8	Feb 15, 2025	$28,600	10,341	13,121	7.4 mi	67
PA-992289 Gravel · Full utilities	2.6	Jun 26, 2025	$37,200	14,198	14,536	9.3 mi	66
PA-650734 Paved · Off grid	0.8	Oct 1, 2024	$6,100	7,212	9,081	10.4 mi	63
PA-163238 Dirt · Off grid	5.2	Oct 28, 2025	$47,500	9,109	15,733	8.3 mi	61
PA-343227 Gravel · Full utilities	5.2	Sep 21, 2024	$54,700	10,551	11,405	1.4 mi	60

Show adjustment detail for the top comp

Access (Landlocked → Paved)+73.5%
Utilities (Off grid → Power at road)+17.6%

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