MD-298147
1657 County Road 212
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Charles County, Maryland. Eastern Shore farmland and preservation-easement tracts.
View Charles market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $446,930 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MD-778193 Gravel · Off grid | 113.4 | Jul 27, 2026 | $1,331,900 | 11,742 | 8,069 | 7.9 mi | 90 |
| MD-538914 Dirt · Off grid | 191.2 | Jul 27, 2026 | $1,027,800 | 5,375 | 4,934 | 2.4 mi | 85 |
| MD-618607 Gravel · Power at road | 153.1 | May 24, 2026 | $2,062,100 | 13,468 | 8,569 | 3.9 mi | 83 |
| MD-648252 Gravel · Off grid | 118.4 | Nov 25, 2025 | $1,312,300 | 11,084 | 7,917 | 7.2 mi | 79 |
| MD-498032 Paved · Full utilities | 101.0 | Jul 27, 2025 | $1,688,700 | 16,729 | 6,870 | 6.6 mi | 75 |
| MD-636959 Gravel · Full utilities | 46.4 | Jul 27, 2026 | $682,300 | 14,706 | 5,756 | 1.8 mi | 75 |
| MD-176482 Gravel · Off grid | 32.8 | Feb 23, 2026 | $390,400 | 11,889 | 6,385 | 3.7 mi | 73 |
| MD-539536 Dirt · Full utilities | 300.1 | Jul 27, 2026 | $3,245,500 | 10,815 | 7,862 | 5.9 mi | 70 |
| MD-217185 Dirt · Off grid | 54.6 | Jul 14, 2025 | $452,900 | 8,287 | 5,837 | 5.7 mi | 69 |
| MD-396789 Gravel · Off grid | 41.0 | Mar 3, 2025 | $563,500 | 13,736 | 7,981 | 8.0 mi | 66 |
Show adjustment detail for the top comp
- Tract size (113.43 ac → 109.72 ac)+0.8%
- Access (Gravel → Landlocked)-32.0%
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.