IN-271644
3084 County Road 165
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Madison County, Indiana. Tillable ground plus small recreational tracts near the Hoosier National Forest.
View Madison 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.
Moderate flood hazard on part of the tract.
304 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 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 $2,942 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IN-571023 Dirt · Power at road | 1.1 | Jul 1, 2026 | $6,500 | 6,171 | 6,093 | 6.9 mi | 77 |
| IN-810634 Dirt · Off grid | 0.8 | May 30, 2026 | $6,700 | 8,489 | 9,871 | 2.5 mi | 76 |
| IN-751263 Dirt · Off grid | 1.3 | Nov 12, 2024 | $9,600 | 7,696 | 9,570 | 4.8 mi | 72 |
| IN-810794 Paved · Power at road | 0.9 | Jan 17, 2026 | $11,100 | 12,506 | 9,155 | 5.1 mi | 71 |
| IN-312953 Paved · Off grid | 4.3 | Nov 19, 2025 | $40,900 | 9,619 | 8,619 | 7.4 mi | 71 |
| IN-762558 Gravel · Off grid | 3.2 | Aug 1, 2025 | $30,500 | 9,573 | 10,144 | 7.0 mi | 71 |
| IN-370485 Gravel · Power at road | 0.7 | Aug 8, 2025 | $8,300 | 11,746 | 10,312 | 4.0 mi | 68 |
Show adjustment detail for the top comp
- Tract size (1.05 ac → 1.65 ac)-0.6%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (1 mo)+0.5%
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.