Charles County, MD · Sold

MD-648252

2367 County Road 190

$1,458,100

$12,316/ac · 118 ac

Offer report Market this tract

Acreage118 ac

Price per acre$12,316/ac

ZoningResidential

Road accessGravel

UtilitiesOff grid

TopographySloped

ListedOct 27, 2025

Coordinates38.4639, -77.0988

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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

Charles County, Maryland. Eastern Shore farmland and preservation-easement tracts.

View Charles market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands1.4% of tract

Little to no mapped wetland coverage.

Average slope23.4%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

960 ft of deeded road frontage.

Power9,756 ft away

A long utility run — price in solar/off-grid instead.

Buildable area70.04 of 118.39 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,221,992

$1,011,586 – $1,432,398 · $10,322/ac on 118 ac

Asking vs estimate

+19.3%

Priced above 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 $1,458,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$698,281

$5,898/ac · +30.0% target margin

You need $759,819 off asking to hit this margin.

All-in cost$757,635

Net resale$1,124,233

Projected profit$366,598

ROI+48.4%

Annualized+69.2%

Break-even resale$6,956/ac

Profit if resale lands off target

-20%

$141,751

-10%

$254,175

$366,598

+10%

$479,021

+20%

$591,444

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MD-778193 Gravel · Off grid	113.4	Jul 27, 2026	$1,331,900	11,742	11,640	1.1 mi	93
MD-298147 Landlocked · Off grid	109.7	Jul 27, 2026	$757,100	6,901	9,976	7.2 mi	85
MD-618607 Gravel · Power at road	153.1	May 24, 2026	$2,062,100	13,468	12,362	9.0 mi	80
MD-538914 Dirt · Off grid	191.2	Jul 27, 2026	$1,027,800	5,375	7,117	5.3 mi	79
MD-498032 Paved · Full utilities	101.0	Jul 27, 2025	$1,688,700	16,729	9,910	4.3 mi	76
MD-636959 Gravel · Full utilities	46.4	Jul 27, 2026	$682,300	14,706	8,303	5.6 mi	74
MD-539536 Dirt · Full utilities	300.1	Jul 27, 2026	$3,245,500	10,815	11,341	8.9 mi	69
MD-307421 Paved · Full utilities	64.8	Mar 29, 2025	$1,509,400	23,279	12,602	9.8 mi	68
MD-396789 Gravel · Off grid	41.0	Mar 3, 2025	$563,500	13,736	11,513	0.9 mi	68
MD-217185 Dirt · Off grid	54.6	Jul 14, 2025	$452,900	8,287	8,420	4.2 mi	68

Show adjustment detail for the top comp

Tract size (113.43 ac → 118.39 ac)-1.1%

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