Charlton County, GA · Sold

GA-515460

2164 County Road 36

$116,500

$4,056/ac · 28.72 ac

Offer report Market this tract

Acreage28.72 ac

Price per acre$4,056/ac

ZoningAgricultural

Road accessDirt

UtilitiesFull utilities

TopographyRolling

ListedOct 28, 2024

Coordinates30.7338, -82.0936

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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

Charlton County, Georgia. Pine timber and exurban Atlanta tracts with steady builder demand.

View Charlton market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands4.0% of tract

Little to no mapped wetland coverage.

Average slope12.0%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,336 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area26.19 of 28.72 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$117,035

$87,362 – $146,709 · $4,075/ac on 28.72 ac

Asking vs estimate

-0.5%

In line with 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 $116,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$66,877

$2,329/ac · +30.0% target margin

You need $49,623 off asking to hit this margin.

All-in cost$72,562

Net resale$107,672

Projected profit$35,111

ROI+48.4%

Annualized+69.3%

Break-even resale$2,746/ac

Profit if resale lands off target

-20%

$13,576

-10%

$24,344

$35,111

+10%

$45,878

+20%

$56,645

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
GA-175456 Landlocked · Off grid	28.6	Jul 27, 2026	$83,000	2,899	5,271	5.1 mi	86
GA-125608 Paved · Power at road	32.0	Nov 18, 2025	$139,800	4,373	4,079	5.6 mi	82
GA-984702 Dirt · Full utilities	16.6	Jul 27, 2026	$56,500	3,409	3,173	6.7 mi	80
GA-955356 Dirt · Power at road	26.6	Jul 26, 2025	$65,400	2,456	3,093	4.1 mi	80
GA-815935 Landlocked · Power at road	40.5	Jul 27, 2026	$95,500	2,358	3,866	8.4 mi	78
GA-154675 Paved · Off grid	16.3	Feb 8, 2026	$56,200	3,453	3,419	2.9 mi	74
GA-934350 Gravel · Power at road	12.8	Mar 29, 2026	$48,700	3,790	3,653	9.7 mi	72
GA-905150 Paved · Off grid	22.9	Feb 24, 2025	$80,100	3,491	3,751	8.1 mi	70
GA-816866 Dirt · Off grid	79.5	Apr 10, 2025	$291,100	3,660	6,777	3.1 mi	65
GA-933906 Gravel · Power at road	9.3	Jan 16, 2026	$38,400	4,120	3,894	9.8 mi	63

Show adjustment detail for the top comp

Access (Landlocked → Dirt)+26.5%
Utilities (Off grid → Full utilities)+43.5%

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