Blount County, TN · Sold

TN-705579

2332 County Road 21

$396,300

$13,925/ac · 28.46 ac

Offer report Market this tract

Acreage28.46 ac

Price per acre$13,925/ac

ZoningMixed Use

Road accessGravel

UtilitiesPower at road

TopographySloped

ListedJul 24, 2026

Coordinates35.6213, -83.8193

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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

Blount County, Tennessee. Cumberland Plateau and Middle Tennessee tracts; retirees and cabin builders.

View Blount market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands3.7% of tract

Little to no mapped wetland coverage.

Average slope23.1%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

868 ft of deeded road frontage.

Power197 ft away

Power at or near the road.

Buildable area16.44 of 28.46 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$317,364

$266,666 – $368,063 · $11,151/ac on 28.46 ac

Asking vs estimate

+24.9%

Priced above the comp set

Weighted from 9 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 $396,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$181,351

$6,372/ac · +30.0% target margin

You need $214,949 off asking to hit this margin.

All-in cost$196,766

Net resale$291,975

Projected profit$95,209

ROI+48.4%

Annualized+69.2%

Break-even resale$7,515/ac

Profit if resale lands off target

-20%

$36,814

-10%

$66,012

$95,209

+10%

$124,407

+20%

$153,604

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
TN-335444 Paved · Off grid	25.8	May 19, 2026	$343,600	13,312	13,209	6.0 mi	82
TN-684748 Gravel · Full utilities	15.6	Mar 22, 2026	$254,400	16,317	12,560	7.6 mi	74
TN-594603 Paved · Power at road	14.0	Apr 1, 2026	$196,200	13,987	10,995	10.5 mi	71
TN-594951 Paved · Off grid	18.1	Sep 18, 2025	$183,500	10,158	9,875	8.3 mi	69
TN-836342 Gravel · Off grid	49.5	Oct 24, 2024	$322,300	6,517	9,101	8.0 mi	66
TN-764554 Gravel · Off grid	13.5	Sep 13, 2024	$127,400	9,408	10,886	4.6 mi	66
TN-996640 Paved · Off grid	61.4	Nov 4, 2024	$697,800	11,369	14,054	11.3 mi	59
TN-747055 Landlocked · Power at road	82.9	Dec 10, 2024	$461,700	5,570	10,825	12.0 mi	57
TN-387117 Paved · Off grid	86.7	Mar 18, 2025	$536,400	6,186	8,151	9.9 mi	57

Show adjustment detail for the top comp

Tract size (25.81 ac → 28.46 ac)-1.5%
Access (Paved → Gravel)-15.3%
Utilities (Off grid → Power at road)+17.6%
Market time (3 mo)+1.0%

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