AR-987970
2851 County Road 164
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Madison County, Arkansas. Ozark hunting camps and Delta row-crop ground at some of the South's lowest entry prices.
View Madison market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 7 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 $155,787 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| AR-659457 Gravel · Off grid | 614.0 | Jul 27, 2026 | $809,500 | 1,318 | 2,141 | 3.1 mi | 78 |
| AR-467800 Dirt · Full utilities | 184.9 | Nov 8, 2024 | $467,700 | 2,530 | 2,511 | 8.5 mi | 75 |
| AR-617633 Paved · Full utilities | 163.8 | Feb 15, 2024 | $382,800 | 2,337 | 1,682 | 1.4 mi | 73 |
| AR-339406 Gravel · Off grid | 591.8 | Mar 19, 2026 | $680,700 | 1,150 | 1,874 | 7.5 mi | 68 |
| AR-798470 Gravel · Power at road | 300.4 | Feb 8, 2025 | $314,200 | 1,046 | 1,238 | 7.9 mi | 67 |
| AR-536962 Paved · Off grid | 100.8 | Sep 4, 2024 | $226,500 | 2,248 | 2,004 | 6.1 mi | 66 |
| AR-369593 Gravel · Full utilities | 677.6 | Jul 29, 2025 | $1,419,900 | 2,095 | 2,545 | 5.2 mi | 61 |
Show adjustment detail for the top comp
- Tract size (614.05 ac → 209.11 ac)+37.3%
- Access (Gravel → Paved)+18.0%
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.