TN-752583
3596 County Road 385
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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?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $2,638 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| TN-152620 Dirt · Power at road | 3.3 | May 1, 2025 | $30,000 | 8,991 | 11,574 | 7.9 mi | 78 |
| TN-123843 Paved · Off grid | 8.1 | May 1, 2026 | $45,700 | 5,649 | 6,247 | 8.2 mi | 72 |
| TN-713351 Gravel · Off grid | 5.7 | Oct 18, 2025 | $46,600 | 8,212 | 10,726 | 3.9 mi | 71 |
| TN-532138 Gravel · Off grid | 2.4 | Jun 4, 2024 | $14,200 | 6,024 | 8,052 | 3.0 mi | 69 |
| TN-143826 Gravel · Power at road | 8.0 | Nov 20, 2025 | $45,900 | 5,746 | 6,485 | 7.5 mi | 65 |
| TN-533394 Gravel · Power at road | 5.8 | May 7, 2025 | $42,600 | 7,294 | 8,258 | 8.9 mi | 65 |
| TN-151748 Dirt · Full utilities | 1.8 | Nov 30, 2023 | $18,400 | 10,421 | 11,440 | 8.6 mi | 64 |
| TN-514275 Paved · Full utilities | 11.1 | Nov 15, 2025 | $108,100 | 9,774 | 7,861 | 7.1 mi | 63 |
| TN-853267 Gravel · Off grid | 5.3 | Sep 29, 2024 | $27,800 | 5,217 | 7,084 | 9.1 mi | 63 |
| TN-494074 Gravel · Off grid | 9.6 | Nov 20, 2023 | $41,100 | 4,291 | 6,245 | 7.3 mi | 55 |
Show adjustment detail for the top comp
- Utilities (Power at road → Full utilities)+22.0%
- Market time (15 mo)+5.4%
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.