Lower Connecticut River Valley Planning Region County, CT · Sold

CT-422625

6463 County Road 22

$44,700

$26,766/ac · 1.67 ac

Offer report Market this tract

Acreage1.67 ac

Price per acre$26,766/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedApr 9, 2025

Coordinates41.3685, -72.5348

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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

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands15.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope1.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power9,462 ft away

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

Buildable area1.34 of 1.67 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$36,322

$27,952 – $44,693 · $21,750/ac on 1.67 ac

Asking vs estimate

+23.1%

Priced above 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 $44,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$20,756

$12,429/ac · +30.0% target margin

You need $23,944 off asking to hit this margin.

All-in cost$22,520

Net resale$33,417

Projected profit$10,896

ROI+48.4%

Annualized+69.2%

Break-even resale$14,658/ac

Profit if resale lands off target

-20%

$4,213

-10%

$7,555

$10,896

+10%

$14,238

+20%

$17,580

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
CT-362933 Dirt · Off grid	2.1	Jan 10, 2026	$32,300	15,455	15,909	4.0 mi	82
CT-121624 Dirt · Off grid	0.8	Apr 25, 2026	$16,700	20,648	20,731	5.9 mi	76
CT-912561 Landlocked · Off grid	1.6	May 8, 2025	$20,400	12,743	16,965	8.6 mi	76
CT-723129 Gravel · Off grid	2.4	Sep 8, 2024	$77,300	32,077	30,050	2.2 mi	71
CT-691581 Landlocked · Off grid	0.8	Mar 17, 2025	$10,500	13,312	17,677	5.9 mi	66
CT-504223 Gravel · Full utilities	5.3	Jun 5, 2025	$166,700	31,276	20,382	3.9 mi	66
CT-131018 Gravel · Off grid	0.5	Dec 30, 2025	$12,300	23,738	20,704	9.1 mi	64
CT-151624 Gravel · Power at road	0.8	Apr 30, 2025	$29,300	36,183	27,643	7.5 mi	63
CT-733756 Gravel · Power at road	3.8	Sep 12, 2025	$96,900	25,501	19,772	9.4 mi	63
CT-884005 Paved · Power at road	4.5	Mar 31, 2025	$201,300	44,241	29,810	3.9 mi	63

Show adjustment detail for the top comp

Market time (7 mo)+2.5%

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