Rutland County, VT · Sold

VT-238209

4764 County Road 197

$740,900

$3,874/ac · 191 ac

Offer report Market this tract

Acreage191 ac

Price per acre$3,874/ac

ZoningMixed Use

Road accessGravel

UtilitiesPower at road

TopographySloped

ListedSep 13, 2023

Coordinates43.6823, -72.9621

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County GIS boundary

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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

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands6.7% of tract

Little to no mapped wetland coverage.

Average slope29.7%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power95 ft away

Power at or near the road.

Buildable area107.07 of 191.26 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$667,918

$529,153 – $806,683 · $3,492/ac on 191 ac

Asking vs estimate

+10.9%

Priced above 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 $740,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$381,667

$1,996/ac · +30.0% target margin

You need $359,233 off asking to hit this margin.

All-in cost$414,109

Net resale$614,484

Projected profit$200,376

ROI+48.4%

Annualized+69.2%

Break-even resale$2,353/ac

Profit if resale lands off target

-20%

$77,479

-10%

$138,927

$200,376

+10%

$261,824

+20%

$323,273

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	4,204	10.0 mi	83
VT-558274 Paved · Off grid	200.5	Feb 1, 2026	$547,300	2,730	2,819	2.8 mi	82
VT-988479 Dirt · Power at road	232.6	Nov 9, 2024	$743,600	3,197	4,218	13.7 mi	73
VT-656980 Gravel · Power at road	78.5	Apr 14, 2025	$314,300	4,002	3,365	1.2 mi	70
VT-519777 Dirt · Off grid	595.6	Nov 4, 2025	$1,355,500	2,276	4,484	3.5 mi	65
VT-219493 Landlocked · Full utilities	484.8	Feb 17, 2025	$738,000	1,522	2,555	1.6 mi	64
VT-476493 Dirt · Power at road	55.2	May 5, 2025	$163,800	2,968	2,680	5.4 mi	61
VT-419760 Gravel · Off grid	588.3	Jul 3, 2025	$1,397,200	2,375	4,064	13.1 mi	60
VT-996589 Dirt · Off grid	59.1	Nov 22, 2024	$152,800	2,584	2,834	7.7 mi	57

Show adjustment detail for the top comp

Tract size (127.02 ac → 191.26 ac)-10.4%
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