Lower Connecticut River Valley Planning Region County, CT · Sold

CT-836813

798 County Road 294

$1,054,500

$30,310/ac · 34.79 ac

Offer report Market this tract

Acreage34.79 ac

Price per acre$30,310/ac

ZoningMixed Use

Road accessGravel

UtilitiesFull utilities

TopographyMixed

ListedFeb 4, 2024

Coordinates41.3470, -72.4577

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Lower Connecticut River Valley Planning Region County, Connecticut. Scarce buildable inland lots; approvals matter more than acreage.

View Lower Connecticut River Valley Planning Region market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands3.4% of tract

Little to no mapped wetland coverage.

Average slope8.7%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

481 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area31.93 of 34.79 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,023,838

$850,979 – $1,196,698 · $29,429/ac on 34.79 ac

Asking vs estimate

+3.0%

In line with the comp set

Weighted from 10 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 $1,054,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$585,050

$16,817/ac · +30.0% target margin

You need $469,450 off asking to hit this margin.

All-in cost$634,779

Net resale$941,931

Projected profit$307,152

ROI+48.4%

Annualized+69.2%

Break-even resale$19,833/ac

Profit if resale lands off target

-20%

$118,766

-10%

$212,959

$307,152

+10%

$401,345

+20%

$495,538

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
CT-966508 Dirt · Full utilities	27.9	Jul 27, 2026	$748,400	26,834	30,164	3.2 mi	85
CT-566657 Dirt · Off grid	31.1	Jul 27, 2026	$424,700	13,669	22,435	3.7 mi	85
CT-476415 Dirt · Full utilities	26.1	May 9, 2026	$782,700	30,023	33,709	6.3 mi	80
CT-776557 Paved · Off grid	28.9	Apr 5, 2025	$536,900	18,578	23,173	6.4 mi	77
CT-497054 Dirt · Full utilities	41.4	Mar 16, 2025	$1,323,600	31,956	40,618	7.7 mi	74
CT-955796 Dirt · Full utilities	16.6	Feb 21, 2026	$457,400	27,473	29,338	6.0 mi	71
CT-445294 Gravel · Power at road	11.6	Jul 9, 2026	$323,100	27,923	29,683	8.6 mi	71
CT-207133 Dirt · Off grid	43.9	Jul 4, 2025	$673,200	15,348	27,965	9.7 mi	71
CT-225572 Dirt · Power at road	14.2	May 29, 2026	$344,000	24,290	30,755	5.0 mi	70
CT-435502 Gravel · Power at road	13.5	Aug 27, 2024	$313,500	23,288	27,071	3.9 mi	68

Show adjustment detail for the top comp

Tract size (27.89 ac → 34.79 ac)-3.5%
Access (Dirt → Gravel)+16.3%

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