GA-175456
8366 County Road 195
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Charlton County, Georgia. Pine timber and exurban Atlanta tracts with steady builder demand.
View Charlton market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
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 $44,550 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| GA-815935 Landlocked · Power at road | 40.5 | Jul 27, 2026 | $95,500 | 2,358 | 2,131 | 6.8 mi | 81 |
| GA-515460 Dirt · Full utilities | 28.7 | Oct 27, 2025 | $96,500 | 3,359 | 1,913 | 5.1 mi | 80 |
| GA-955356 Dirt · Power at road | 26.6 | Jul 26, 2025 | $65,400 | 2,456 | 1,705 | 1.9 mi | 79 |
| GA-125608 Paved · Power at road | 32.0 | Nov 18, 2025 | $139,800 | 4,373 | 2,248 | 3.2 mi | 79 |
| GA-984702 Dirt · Full utilities | 16.6 | Jul 27, 2026 | $56,500 | 3,409 | 1,749 | 3.8 mi | 78 |
| GA-154675 Paved · Off grid | 16.3 | Feb 8, 2026 | $56,200 | 3,453 | 1,885 | 3.3 mi | 75 |
| GA-905150 Paved · Off grid | 22.9 | Feb 24, 2025 | $80,100 | 3,491 | 2,067 | 3.0 mi | 75 |
| GA-934350 Gravel · Power at road | 12.8 | Mar 29, 2026 | $48,700 | 3,790 | 2,013 | 8.5 mi | 68 |
| GA-127158 Landlocked · Power at road | 98.3 | Oct 24, 2024 | $241,400 | 2,457 | 2,887 | 4.2 mi | 65 |
| GA-816866 Dirt · Off grid | 79.5 | Apr 10, 2025 | $291,100 | 3,660 | 3,735 | 3.4 mi | 64 |
Show adjustment detail for the top comp
- Tract size (40.51 ac → 28.63 ac)+6.1%
- Utilities (Power at road → Off grid)-15.0%
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.