Orleans County, VT · Sold

VT-459271

6234 County Road 213

$878,100

$2,127/ac · 413 ac

Offer report Market this tract

Acreage413 ac

Price per acre$2,127/ac

ZoningRecreational

Road accessDirt

UtilitiesOff grid

TopographyRolling

ListedDec 31, 2023

Coordinates44.8318, -72.3504

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County GIS boundary

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County market

Orleans County, Vermont. Wooded hill land with current-use tax enrollment.

View Orleans market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands11.1% of tract

Little to no mapped wetland coverage.

Average slope6.8%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

3,163 ft of deeded road frontage.

Power12,752 ft away

A long utility run — price in solar/off-grid instead.

Buildable area348.64 of 412.81 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$904,025

$759,812 – $1,048,238 · $2,190/ac on 413 ac

Asking vs estimate

-2.9%

In line with the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $878,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$516,586

$1,251/ac · +30.0% target margin

You need $361,514 off asking to hit this margin.

All-in cost$560,496

Net resale$831,703

Projected profit$271,207

ROI+48.4%

Annualized+69.2%

Break-even resale$1,476/ac

Profit if resale lands off target

-20%

$104,866

-10%

$188,037

$271,207

+10%

$354,377

+20%

$437,548

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VT-657482 Paved · Full utilities	113.0	Jul 27, 2026	$628,900	5,568	1,973	2.2 mi	75
VT-578568 Gravel · Off grid	248.1	Apr 20, 2025	$700,600	2,824	2,209	7.3 mi	73
VT-188811 Gravel · Full utilities	295.8	Oct 21, 2025	$798,000	2,698	1,516	6.8 mi	72
VT-687151 Dirt · Power at road	88.9	Jul 27, 2026	$372,900	4,196	2,347	8.1 mi	72
VT-177833 Dirt · Power at road	145.7	Jul 27, 2026	$512,900	3,521	2,231	11.0 mi	70
VT-627814 Gravel · Power at road	143.7	Sep 24, 2024	$642,800	4,474	2,617	1.8 mi	61
VT-687154 Dirt · Full utilities	89.1	Apr 3, 2025	$476,900	5,354	2,591	7.1 mi	58

Show adjustment detail for the top comp

Tract size (112.95 ac → 412.81 ac)-30.4%
Access (Paved → Dirt)-27.1%
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.

Build the listing kit Post a deal or JV