Charles County, MD · Sold

MD-176482

8407 County Road 101

$384,300

$11,702/ac · 32.84 ac

Offer report Market this tract

Acreage32.84 ac

Price per acre$11,702/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedApr 1, 2025

Coordinates38.4427, -77.0205

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County GIS boundary

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County market

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

View Charles market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands9.0% of tract

Little to no mapped wetland coverage.

Average slope6.8%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

776 ft of deeded road frontage.

Power10,512 ft away

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

Buildable area28.39 of 32.84 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$444,624

$374,364 – $514,884 · $13,539/ac on 32.84 ac

Asking vs estimate

-13.6%

Priced below 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 $384,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$254,071

$7,737/ac · +30.0% target margin

You need $130,229 off asking to hit this margin.

All-in cost$275,667

Net resale$409,054

Projected profit$133,387

ROI+48.4%

Annualized+69.2%

Break-even resale$9,124/ac

Profit if resale lands off target

-20%

$51,576

-10%

$92,482

$133,387

+10%

$174,293

+20%

$215,198

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MD-636959 Gravel · Full utilities	46.4	Jul 27, 2026	$682,300	14,706	10,931	3.0 mi	84
MD-396789 Gravel · Off grid	41.0	Mar 3, 2025	$563,500	13,736	15,157	5.3 mi	81
MD-956615 Landlocked · Off grid	36.2	Aug 2, 2025	$291,000	8,047	12,554	4.6 mi	79
MD-778193 Gravel · Off grid	113.4	Jul 27, 2026	$1,331,900	11,742	15,324	5.5 mi	78
MD-298147 Landlocked · Off grid	109.7	Jul 27, 2026	$757,100	6,901	13,133	3.7 mi	77
MD-676182 Dirt · Power at road	26.4	Mar 4, 2025	$272,800	10,321	10,456	3.3 mi	73
MD-275799 Landlocked · Off grid	20.0	Dec 22, 2023	$217,600	10,868	16,512	2.0 mi	72
MD-217185 Dirt · Off grid	54.6	Jul 14, 2025	$452,900	8,287	11,085	5.5 mi	71
MD-746133 Dirt · Full utilities	25.5	Aug 14, 2024	$440,100	17,253	14,564	4.2 mi	70
MD-934915 Paved · Full utilities	10.6	Dec 17, 2025	$325,100	30,814	16,253	4.9 mi	64

Show adjustment detail for the top comp

Tract size (46.4 ac → 32.84 ac)+6.5%
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.

Build the listing kit Post a deal or JV