Kent County, DE · Sold

DE-125708

6394 County Road 33

$275,200

$17,618/ac · 15.62 ac

Offer report Market this tract

Acreage15.62 ac

Price per acre$17,618/ac

ZoningMixed Use

Road accessPaved

UtilitiesPower at road

TopographySloped

ListedJun 2, 2024

Coordinates39.1803, -75.4171

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County GIS boundary

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County market

Kent County, Delaware. Small coastal-adjacent tracts with strong residential conversion demand.

View Kent market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands2.7% of tract

Little to no mapped wetland coverage.

Average slope17.5%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

298 ft of deeded road frontage.

Power153 ft away

Power at or near the road.

Buildable area12.16 of 15.62 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$330,487

$266,911 – $394,062 · $21,158/ac on 15.62 ac

Asking vs estimate

-16.7%

Priced below 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 $275,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$188,849

$12,090/ac · +30.0% target margin

You need $86,351 off asking to hit this margin.

All-in cost$204,901

Net resale$304,048

Projected profit$99,146

ROI+48.4%

Annualized+69.3%

Break-even resale$14,259/ac

Profit if resale lands off target

-20%

$38,337

-10%

$68,742

$99,146

+10%

$129,551

+20%

$159,956

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
DE-305858 Gravel · Off grid	17.4	Jul 27, 2026	$224,700	12,900	18,171	7.1 mi	88
DE-335378 Gravel · Off grid	12.3	Jul 8, 2026	$232,800	18,928	25,761	8.5 mi	83
DE-515658 Landlocked · Off grid	15.1	Jan 16, 2026	$180,200	11,957	24,908	1.8 mi	83
DE-135124 Paved · Off grid	10.2	Jul 27, 2026	$182,700	17,862	20,230	12.2 mi	77
DE-564420 Paved · Off grid	6.2	Mar 2, 2026	$100,100	16,282	18,121	7.3 mi	69
DE-776855 Dirt · Full utilities	35.9	Dec 3, 2024	$426,300	11,888	16,111	1.0 mi	65
DE-194981 Landlocked · Power at road	9.2	Oct 9, 2024	$143,900	15,590	27,782	11.9 mi	63
DE-937063 Dirt · Power at road	41.7	Feb 9, 2025	$427,500	10,255	17,295	6.2 mi	62

Show adjustment detail for the top comp

Tract size (17.42 ac → 15.62 ac)+1.2%
Access (Gravel → Paved)+18.0%
Utilities (Off grid → Power at road)+17.6%

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