IN-502957
2486 County Road 164
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Lake County, Indiana. Tillable ground plus small recreational tracts near the Hoosier National Forest.
View Lake 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.
No legal access of record — resale is severely limited.
Power at or near the road.
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 $7,063 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IN-671992 Paved · Power at road | 2.1 | Nov 24, 2025 | $18,000 | 8,487 | 4,936 | 6.0 mi | 75 |
| IN-264246 Paved · Power at road | 10.8 | Jun 30, 2026 | $121,700 | 11,241 | 6,888 | 5.4 mi | 73 |
| IN-981909 Landlocked · Power at road | 2.0 | Jan 30, 2024 | $11,400 | 5,721 | 6,195 | 4.3 mi | 70 |
| IN-481291 Dirt · Full utilities | 1.3 | Feb 23, 2025 | $12,000 | 9,487 | 6,342 | 4.2 mi | 59 |
| IN-434480 Dirt · Power at road | 12.8 | Feb 9, 2024 | $88,200 | 6,866 | 6,448 | 4.2 mi | 59 |
Show adjustment detail for the top comp
- Tract size (2.12 ac → 4.26 ac)-2.0%
- Access (Paved → Landlocked)-42.4%
- Market time (9 mo)+3.0%
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.