PA-282579
8109 County Road 396
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Lycoming County, Pennsylvania. Ridge-and-valley hunting camps and Amish-country farmland.
View Lycoming market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
215 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $11,159 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| PA-632312 Landlocked · Off grid | 2.7 | May 6, 2026 | $8,700 | 3,248 | 4,133 | 2.0 mi | 85 |
| PA-721388 Dirt · Off grid | 1.4 | Jul 27, 2026 | $7,000 | 5,112 | 5,029 | 4.8 mi | 82 |
| PA-262093 Landlocked · Off grid | 2.3 | Jul 12, 2026 | $9,700 | 4,237 | 5,330 | 8.4 mi | 79 |
| PA-642093 Dirt · Power at road | 2.3 | Nov 5, 2025 | $11,400 | 4,996 | 4,344 | 9.7 mi | 74 |
| PA-254238 Dirt · Full utilities | 10.8 | Jun 26, 2025 | $66,200 | 6,151 | 4,793 | 5.4 mi | 63 |
| PA-301145 Gravel · Off grid | 1.1 | Jul 31, 2024 | $6,900 | 6,010 | 5,497 | 2.9 mi | 62 |
Show adjustment detail for the top comp
- Tract size (2.67 ac → 3.24 ac)-0.6%
- Access (Landlocked → Dirt)+26.5%
- Market time (3 mo)+1.2%
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.