Charles County, MD · Sold

MD-217185

8088 County Road 327

$508,300

$9,301/ac · 54.65 ac

Offer report Market this tract

Acreage54.65 ac

Price per acre$9,301/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyWooded

ListedDec 10, 2024

Coordinates38.4032, -77.1089

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands2.9% of tract

Little to no mapped wetland coverage.

Average slope3.5%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

915 ft of deeded road frontage.

Power4,926 ft away

Service extension needed; get a utility quote.

Buildable area50.41 of 54.65 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$556,211

$459,771 – $652,652 · $10,178/ac on 54.65 ac

Asking vs estimate

-8.6%

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 $508,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$317,835

$5,816/ac · +30.0% target margin

You need $190,465 off asking to hit this margin.

All-in cost$344,851

Net resale$511,715

Projected profit$166,864

ROI+48.4%

Annualized+69.2%

Break-even resale$6,859/ac

Profit if resale lands off target

-20%

$64,521

-10%

$115,692

$166,864

+10%

$218,035

+20%

$269,206

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	8,546	4.0 mi	89
MD-298147 Landlocked · Off grid	109.7	Jul 27, 2026	$757,100	6,901	10,268	5.7 mi	77
MD-778193 Gravel · Off grid	113.4	Jul 27, 2026	$1,331,900	11,742	11,980	4.2 mi	77
MD-176482 Gravel · Off grid	32.8	Feb 23, 2026	$390,400	11,889	9,480	5.5 mi	75
MD-538914 Dirt · Off grid	191.2	Jul 27, 2026	$1,027,800	5,375	7,325	5.2 mi	73
MD-396789 Gravel · Off grid	41.0	Mar 3, 2025	$563,500	13,736	11,850	4.6 mi	73
MD-956615 Landlocked · Off grid	36.2	Aug 2, 2025	$291,000	8,047	9,815	6.4 mi	72
MD-648252 Gravel · Off grid	118.4	Nov 25, 2025	$1,312,300	11,084	11,754	4.2 mi	70
MD-307421 Paved · Full utilities	64.8	Mar 29, 2025	$1,509,400	23,279	12,970	13.1 mi	68
MD-676182 Dirt · Power at road	26.4	Mar 4, 2025	$272,800	10,321	8,175	2.9 mi	68

Show adjustment detail for the top comp

Tract size (46.4 ac → 54.65 ac)-3.2%
Access (Gravel → Dirt)-14.0%
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