Charles County, MD · Sold

MD-396789

8587 County Road 164

$579,700

$14,132/ac · 41.02 ac

Offer report Market this tract

Acreage41.02 ac

Price per acre$14,132/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyRolling

ListedJan 15, 2024

Coordinates38.4703, -77.1127

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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

Wetlands8.6% of tract

Little to no mapped wetland coverage.

Average slope3.7%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,630 ft of deeded road frontage.

Power3,876 ft away

Service extension needed; get a utility quote.

Buildable area35.62 of 41.02 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$523,451

$438,463 – $608,439 · $12,761/ac on 41.02 ac

Asking vs estimate

+10.7%

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 $579,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$299,115

$7,292/ac · +30.0% target margin

You need $280,585 off asking to hit this margin.

All-in cost$324,540

Net resale$481,575

Projected profit$157,035

ROI+48.4%

Annualized+69.2%

Break-even resale$8,600/ac

Profit if resale lands off target

-20%

$60,720

-10%

$108,878

$157,035

+10%

$205,192

+20%

$253,350

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MD-176482 Gravel · Off grid	32.8	Feb 23, 2026	$390,400	11,889	11,661	5.3 mi	87
MD-636959 Gravel · Full utilities	46.4	Jul 27, 2026	$682,300	14,706	10,511	6.4 mi	85
MD-778193 Gravel · Off grid	113.4	Jul 27, 2026	$1,331,900	11,742	14,736	0.6 mi	83
MD-956615 Landlocked · Off grid	36.2	Aug 2, 2025	$291,000	8,047	12,072	2.5 mi	79
MD-298147 Landlocked · Off grid	109.7	Jul 27, 2026	$757,100	6,901	12,629	8.0 mi	76
MD-217185 Dirt · Off grid	54.6	Jul 14, 2025	$452,900	8,287	10,659	4.6 mi	75
MD-648252 Gravel · Off grid	118.4	Nov 25, 2025	$1,312,300	11,084	14,457	0.9 mi	72
MD-676182 Dirt · Power at road	26.4	Mar 4, 2025	$272,800	10,321	10,055	2.8 mi	70
MD-275799 Landlocked · Off grid	20.0	Dec 22, 2023	$217,600	10,868	15,878	6.8 mi	66
MD-307421 Paved · Full utilities	64.8	Mar 29, 2025	$1,509,400	23,279	15,953	10.2 mi	65

Show adjustment detail for the top comp

Tract size (32.84 ac → 41.02 ac)-3.8%
Market time (6 mo)+2.0%

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.

Build the listing kit Post a deal or JV