GA-360744
6046 County Road 323
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
232 ft of deeded road frontage.
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 $1,212 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| GA-990194 Dirt · Power at road | 0.6 | Apr 17, 2026 | $2,500 | 3,928 | 3,923 | 2.2 mi | 78 |
| GA-600466 Gravel · Power at road | 0.8 | Jan 4, 2026 | $3,500 | 4,583 | 3,989 | 9.1 mi | 77 |
| GA-710186 Gravel · Power at road | 0.6 | Sep 24, 2025 | $3,300 | 5,236 | 4,602 | 5.3 mi | 74 |
| GA-320261 Landlocked · Off grid | 0.7 | Dec 30, 2025 | $2,100 | 3,230 | 4,861 | 11.1 mi | 73 |
| GA-430611 Gravel · Power at road | 0.9 | Jun 25, 2024 | $4,200 | 4,857 | 4,496 | 8.9 mi | 72 |
| GA-872403 Gravel · Off grid | 3.1 | Jul 27, 2026 | $15,900 | 5,065 | 5,189 | 8.7 mi | 71 |
| GA-782051 Gravel · Power at road | 2.4 | Feb 10, 2025 | $12,200 | 5,009 | 4,596 | 1.0 mi | 67 |
| GA-470029 Gravel · Power at road | 0.6 | Aug 13, 2024 | $2,100 | 3,700 | 3,397 | 9.3 mi | 65 |
| GA-492106 Gravel · Power at road | 2.5 | Jun 18, 2025 | $14,700 | 5,807 | 5,260 | 6.7 mi | 65 |
| GA-381649 Paved · Power at road | 1.8 | Apr 4, 2024 | $9,500 | 5,209 | 4,162 | 7.5 mi | 60 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (4 mo)+1.4%
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.