TN-573286
9852 County Road 178
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Obion County, Tennessee. Cumberland Plateau and Middle Tennessee tracts; retirees and cabin builders.
View Obion market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
565 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 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 $26,538 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| TN-603506 Gravel · Full utilities | 6.3 | Jul 27, 2026 | $100,500 | 15,854 | 9,601 | 3.3 mi | 85 |
| TN-253154 Gravel · Power at road | 4.9 | Jul 27, 2026 | $50,200 | 10,223 | 7,456 | 6.8 mi | 83 |
| TN-594527 Dirt · Power at road | 13.3 | Jan 24, 2026 | $106,500 | 8,021 | 7,441 | 1.6 mi | 77 |
| TN-571590 Dirt · Off grid | 1.6 | Jul 27, 2026 | $15,700 | 9,924 | 9,589 | 5.2 mi | 73 |
| TN-384538 Dirt · Off grid | 13.4 | Jul 1, 2026 | $115,100 | 8,598 | 9,224 | 9.4 mi | 73 |
| TN-393640 Gravel · Power at road | 7.0 | Jun 17, 2024 | $61,100 | 8,758 | 7,082 | 3.7 mi | 70 |
| TN-451991 Gravel · Full utilities | 2.1 | Jul 27, 2026 | $41,000 | 19,321 | 11,247 | 8.8 mi | 69 |
| TN-372805 Gravel · Power at road | 3.8 | Jun 21, 2024 | $46,300 | 12,145 | 9,539 | 3.0 mi | 68 |
| TN-603931 Gravel · Power at road | 8.6 | Jan 5, 2025 | $105,900 | 12,286 | 9,859 | 12.2 mi | 67 |
| TN-111899 Landlocked · Off grid | 2.0 | Jan 13, 2025 | $14,700 | 7,433 | 9,706 | 8.4 mi | 61 |
Show adjustment detail for the top comp
- Tract size (6.34 ac → 5.4 ac)+0.8%
- Access (Gravel → Dirt)-14.0%
- Utilities (Full utilities → Off grid)-30.3%
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.