Rutland County, VT · Sold

VT-656980

3381 County Road 12

$315,200

$4,014/ac · 78.52 ac

Offer report Market this tract

Acreage78.52 ac

Price per acre$4,014/ac

ZoningResidential

Road accessGravel

UtilitiesPower at road

TopographyRolling

ListedFeb 13, 2025

Coordinates43.6657, -72.9539

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

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

View Rutland market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands0.6% of tract

Little to no mapped wetland coverage.

Average slope9.8%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,470 ft of deeded road frontage.

Power81 ft away

Power at or near the road.

Buildable area74.15 of 78.52 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$364,864

$262,702 – $467,026 · $4,647/ac on 78.52 ac

Asking vs estimate

-13.6%

Priced below the comp set

Weighted from 9 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 $315,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$208,494

$2,655/ac · +30.0% target margin

You need $106,706 off asking to hit this margin.

All-in cost$226,216

Net resale$335,675

Projected profit$109,459

ROI+48.4%

Annualized+69.2%

Break-even resale$3,132/ac

Profit if resale lands off target

-20%

$42,324

-10%

$75,892

$109,459

+10%

$143,027

+20%

$176,594

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VT-547644 Gravel · Off grid	127.0	Jul 27, 2026	$505,500	3,979	5,281	10.6 mi	77
VT-476493 Dirt · Power at road	55.2	May 5, 2025	$163,800	2,968	3,366	4.4 mi	73
VT-246415 Paved · Full utilities	52.1	Jul 2, 2025	$599,500	11,498	7,650	9.7 mi	72
VT-558274 Paved · Off grid	200.5	Feb 1, 2026	$547,300	2,730	3,541	2.6 mi	70
VT-996589 Dirt · Off grid	59.1	Nov 22, 2024	$152,800	2,584	3,560	6.8 mi	69
VT-238209 Gravel · Power at road	191.3	Jan 4, 2024	$656,400	3,432	4,785	1.2 mi	66
VT-796123 Paved · Off grid	42.2	Feb 11, 2025	$178,200	4,222	3,928	10.7 mi	62
VT-988479 Dirt · Power at road	232.6	Nov 9, 2024	$743,600	3,197	5,299	13.1 mi	56
VT-295305 Dirt · Full utilities	23.3	Jul 9, 2024	$120,100	5,149	4,255	9.9 mi	54

Show adjustment detail for the top comp

Tract size (127.02 ac → 78.52 ac)+12.5%
Utilities (Off grid → Power at road)+17.6%

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