GA-319483
4529 County Road 394
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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.
Moderate flood hazard on part of the tract.
5,675 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 7 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 $395,296 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| GA-889327 Gravel · Full utilities | 472.9 | May 23, 2026 | $1,399,100 | 2,959 | 1,730 | 14.3 mi | 77 |
| GA-159592 Paved · Off grid | 573.0 | Oct 6, 2025 | $1,103,600 | 1,926 | 1,490 | 10.1 mi | 77 |
| GA-629387 Paved · Off grid | 493.9 | Dec 5, 2023 | $621,700 | 1,259 | 1,000 | 5.1 mi | 73 |
| GA-509288 Gravel · Off grid | 459.7 | Sep 16, 2024 | $827,800 | 1,801 | 1,603 | 8.8 mi | 72 |
| GA-497587 Dirt · Full utilities | 134.1 | May 15, 2024 | $347,900 | 2,595 | 1,336 | 3.7 mi | 59 |
| GA-127158 Landlocked · Power at road | 98.3 | Oct 24, 2024 | $241,400 | 2,457 | 1,774 | 1.1 mi | 57 |
| GA-787164 Gravel · Full utilities | 98.7 | Aug 25, 2024 | $378,400 | 3,835 | 1,555 | 2.5 mi | 55 |
Show adjustment detail for the top comp
- Tract size (472.89 ac → 529.46 ac)-3.4%
- Access (Gravel → Dirt)-14.0%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (3 mo)+1.0%
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.