GA-860056
3803 County Road 184
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Decatur County, Georgia. Pine timber and exurban Atlanta tracts with steady builder demand.
View Decatur market data →Step 1 · Is this a deal?
4 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.
144 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 5 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 $2,215 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| GA-240331 Gravel · Off grid | 0.7 | Jul 27, 2026 | $3,300 | 4,669 | 4,685 | 3.9 mi | 92 |
| GA-410008 Gravel · Power at road | 0.6 | Jul 27, 2026 | $3,000 | 5,456 | 4,647 | 8.6 mi | 86 |
| GA-580246 Dirt · Full utilities | 0.7 | Sep 1, 2024 | $3,500 | 5,242 | 4,600 | 7.2 mi | 74 |
| GA-850479 Gravel · Power at road | 0.8 | Jul 4, 2024 | $4,800 | 6,186 | 5,739 | 2.6 mi | 72 |
| GA-871153 Gravel · Power at road | 1.3 | Jul 28, 2025 | $9,300 | 7,340 | 6,562 | 7.9 mi | 66 |
Show adjustment detail for the top comp
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.