Berks County, PA · Sold

PA-961696

4186 County Road 220

$13,700

$8,012/ac · 1.71 ac

Offer report Market this tract

Acreage1.71 ac

Price per acre$8,012/ac

ZoningRecreational

Road accessDirt

UtilitiesPower at road

TopographyFlat

ListedSep 21, 2023

Coordinates40.4759, -76.0036

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

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

View Berks market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands36.2% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.0%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power238 ft away

Power at or near the road.

Buildable area1.04 of 1.71 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$16,041

$12,946 – $19,136 · $9,381/ac on 1.71 ac

Asking vs estimate

-14.6%

Priced below the comp set

Weighted from 8 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 $13,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$9,166

$5,360/ac · +30.0% target margin

You need $4,534 off asking to hit this margin.

All-in cost$9,945

Net resale$14,758

Projected profit$4,813

ROI+48.4%

Annualized+69.3%

Break-even resale$6,322/ac

Profit if resale lands off target

-20%

$1,861

-10%

$3,337

$4,813

+10%

$6,288

+20%

$7,764

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
PA-771634 Dirt · Power at road	1.6	Jul 21, 2026	$13,100	8,041	8,058	9.9 mi	87
PA-371518 Gravel · Off grid	1.5	Jan 12, 2026	$13,400	8,924	9,233	2.1 mi	81
PA-272083 Paved · Off grid	2.3	Apr 22, 2026	$22,300	9,887	8,637	1.7 mi	81
PA-861471 Landlocked · Off grid	1.4	Jul 27, 2026	$6,600	4,577	6,806	9.4 mi	80
PA-422790 Paved · Full utilities	3.8	Jul 27, 2026	$63,900	16,938	10,347	8.5 mi	72
PA-403013 Paved · Full utilities	4.4	Apr 3, 2025	$78,600	17,701	11,482	8.0 mi	60
PA-152983 Gravel · Off grid	4.3	Feb 10, 2025	$51,600	11,892	13,126	10.6 mi	58
PA-473369 Paved · Off grid	5.7	Aug 15, 2024	$53,600	9,334	9,015	5.0 mi	57

Show adjustment detail for the top comp

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