TN-494074
2046 County Road 157
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Shelby County, Tennessee. Cumberland Plateau and Middle Tennessee tracts; retirees and cabin builders.
View Shelby market data →Step 1 · Is this a deal?
5 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.
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 9 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 $17,102 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| TN-143826 Gravel · Power at road | 8.0 | Nov 20, 2025 | $45,900 | 5,746 | 4,969 | 1.6 mi | 86 |
| TN-123843 Paved · Off grid | 8.1 | May 1, 2026 | $45,700 | 5,649 | 4,787 | 7.3 mi | 82 |
| TN-514275 Paved · Full utilities | 11.1 | Nov 15, 2025 | $108,100 | 9,774 | 6,023 | 3.6 mi | 79 |
| TN-713351 Gravel · Off grid | 5.7 | Oct 18, 2025 | $46,600 | 8,212 | 8,219 | 5.2 mi | 75 |
| TN-533394 Gravel · Power at road | 5.8 | May 7, 2025 | $42,600 | 7,294 | 6,328 | 6.6 mi | 71 |
| TN-135483 Landlocked · Full utilities | 26.6 | Jul 14, 2026 | $130,800 | 4,925 | 5,678 | 6.3 mi | 70 |
| TN-853267 Gravel · Off grid | 5.3 | Sep 29, 2024 | $27,800 | 5,217 | 5,428 | 4.3 mi | 70 |
| TN-752583 Dirt · Full utilities | 3.3 | Jul 27, 2026 | $15,900 | 4,880 | 3,748 | 7.3 mi | 69 |
| TN-152620 Dirt · Power at road | 3.3 | May 1, 2025 | $30,000 | 8,991 | 8,869 | 5.1 mi | 61 |
Show adjustment detail for the top comp
- Tract size (7.99 ac → 9.57 ac)-1.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (9 mo)+3.1%
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.