TN-403809
2152 County Road 89
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Madison County, Tennessee. Cumberland Plateau and Middle Tennessee tracts; retirees and cabin builders.
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.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $42,913 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| TN-904483 Gravel · Power at road | 12.9 | Jul 27, 2026 | $103,200 | 8,022 | 9,869 | 9.6 mi | 77 |
| TN-782943 Paved · Power at road | 4.2 | Dec 29, 2025 | $32,600 | 7,714 | 7,664 | 4.6 mi | 75 |
| TN-713267 Gravel · Full utilities | 5.3 | Mar 20, 2025 | $56,600 | 10,623 | 10,641 | 3.3 mi | 70 |
| TN-345393 Dirt · Power at road | 24.9 | Jun 7, 2026 | $189,400 | 7,615 | 11,857 | 8.6 mi | 68 |
| TN-414600 Landlocked · Full utilities | 14.0 | Mar 28, 2025 | $64,400 | 4,603 | 7,267 | 10.2 mi | 63 |
| TN-672865 Dirt · Off grid | 4.0 | Sep 23, 2025 | $23,800 | 5,987 | 9,684 | 13.0 mi | 63 |
| TN-614821 Paved · Power at road | 16.4 | Jun 7, 2024 | $130,500 | 7,945 | 9,259 | 11.8 mi | 63 |
| TN-142332 Dirt · Off grid | 2.7 | Jun 12, 2025 | $19,900 | 7,354 | 11,885 | 5.4 mi | 61 |
| TN-462453 Gravel · Off grid | 3.0 | Dec 13, 2024 | $15,000 | 5,072 | 7,206 | 6.4 mi | 59 |
| TN-455102 Dirt · Off grid | 20.1 | Dec 16, 2024 | $148,900 | 7,395 | 13,969 | 9.4 mi | 58 |
Show adjustment detail for the top comp
- Tract size (12.86 ac → 7.89 ac)+4.0%
- 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.