PA-955040
3211 County Road 266
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Butler County, Pennsylvania. Ridge-and-valley hunting camps and Amish-country farmland.
View Butler 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.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $42,823 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| PA-975072 Dirt · Full utilities | 19.7 | Jul 27, 2026 | $211,700 | 10,742 | 10,322 | 9.0 mi | 83 |
| PA-814944 Dirt · Off grid | 18.0 | Jan 29, 2025 | $113,200 | 6,304 | 9,131 | 1.1 mi | 79 |
| PA-224927 Dirt · Full utilities | 17.7 | Feb 22, 2026 | $185,500 | 10,458 | 10,096 | 9.8 mi | 78 |
| PA-344468 Paved · Off grid | 12.7 | Jun 19, 2025 | $113,100 | 8,881 | 8,899 | 13.1 mi | 70 |
| PA-696163 Gravel · Power at road | 43.4 | Jul 27, 2026 | $355,500 | 8,184 | 9,348 | 11.7 mi | 69 |
| PA-415421 Landlocked · Power at road | 25.4 | Mar 26, 2024 | $193,600 | 7,629 | 12,855 | 6.1 mi | 68 |
| PA-803680 Gravel · Off grid | 7.2 | Aug 8, 2025 | $60,100 | 8,365 | 9,408 | 5.2 mi | 65 |
| PA-836071 Dirt · Off grid | 40.6 | Aug 18, 2024 | $295,100 | 7,262 | 12,118 | 6.3 mi | 63 |
| PA-263782 Landlocked · Power at road | 7.7 | May 5, 2025 | $58,100 | 7,510 | 10,720 | 8.8 mi | 61 |
Show adjustment detail for the top comp
- Access (Dirt → Paved)+37.2%
- Utilities (Full utilities → Off grid)-30.3%
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.