Franklin County, VT · Sold

VT-426353

5961 County Road 397

$369,900

$7,420/ac · 49.85 ac

Offer report Market this tract

Acreage49.85 ac

Price per acre$7,420/ac

ZoningMixed Use

Road accessDirt

UtilitiesOff grid

TopographyWooded

ListedSep 12, 2025

Coordinates44.8508, -72.9559

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County GIS boundary

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County market

Franklin County, Vermont. Wooded hill land with current-use tax enrollment.

View Franklin market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands5.3% of tract

Little to no mapped wetland coverage.

Average slope6.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,492 ft of deeded road frontage.

Power9,686 ft away

A long utility run — price in solar/off-grid instead.

Buildable area44.85 of 49.85 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$269,597

$202,492 – $336,702 · $5,408/ac on 49.85 ac

Asking vs estimate

+37.2%

Priced above the comp set

Weighted from 8 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 $369,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$154,055

$3,090/ac · +30.0% target margin

You need $215,845 off asking to hit this margin.

All-in cost$167,150

Net resale$248,029

Projected profit$80,879

ROI+48.4%

Annualized+69.3%

Break-even resale$3,645/ac

Profit if resale lands off target

-20%

$31,273

-10%

$56,076

$80,879

+10%

$105,682

+20%

$130,485

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VT-246249 Dirt · Power at road	46.2	Jul 27, 2026	$212,400	4,594	3,856	1.9 mi	94
VT-456245 Gravel · Power at road	46.1	Nov 5, 2025	$293,400	6,365	4,731	4.2 mi	79
VT-305224 Landlocked · Off grid	22.0	Dec 28, 2025	$80,300	3,652	4,133	1.7 mi	72
VT-407939 Dirt · Full utilities	157.3	Mar 8, 2026	$1,034,900	6,580	6,133	5.6 mi	68
VT-625137 Dirt · Off grid	20.7	Jul 12, 2025	$183,700	8,893	8,042	6.7 mi	68
VT-367832 Paved · Off grid	145.6	Mar 5, 2025	$968,100	6,651	6,616	5.5 mi	63
VT-797772 Landlocked · Off grid	139.4	Oct 21, 2024	$475,500	3,412	5,908	6.5 mi	60
VT-558073 Landlocked · Off grid	173.3	Mar 21, 2025	$451,200	2,603	4,702	6.3 mi	60

Show adjustment detail for the top comp

Tract size (46.24 ac → 49.85 ac)-1.5%
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.

Build the listing kit Post a deal or JV