South Central Connecticut Planning Region County, CT · Sold

CT-655705

1174 County Road 85

$499,700

$32,053/ac · 15.59 ac

Offer report Market this tract

Acreage15.59 ac

Price per acre$32,053/ac

ZoningResidential

Road accessDirt

UtilitiesPower at road

TopographyWooded

ListedMay 22, 2025

Coordinates41.3448, -72.7751

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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

South Central Connecticut Planning Region County, Connecticut. Scarce buildable inland lots; approvals matter more than acreage.

View South Central Connecticut Planning Region market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands5.6% of tract

Little to no mapped wetland coverage.

Average slope5.4%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power123 ft away

Power at or near the road.

Buildable area13.98 of 15.59 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$417,354

$300,495 – $534,213 · $26,771/ac on 15.59 ac

Asking vs estimate

+19.7%

Priced above the comp set

Weighted from 6 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 $499,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$238,488

$15,297/ac · +30.0% target margin

You need $261,212 off asking to hit this margin.

All-in cost$258,759

Net resale$383,965

Projected profit$125,206

ROI+48.4%

Annualized+69.2%

Break-even resale$18,041/ac

Profit if resale lands off target

-20%

$48,413

-10%

$86,809

$125,206

+10%

$163,602

+20%

$201,999

Comparable sales6 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
CT-565196 Landlocked · Full utilities	10.8	Jul 27, 2026	$396,600	36,791	36,883	6.2 mi	84
CT-336154 Landlocked · Full utilities	21.6	May 21, 2026	$299,200	13,864	15,100	6.6 mi	77
CT-436491 Gravel · Power at road	27.6	Nov 9, 2025	$610,500	22,161	21,194	2.6 mi	74
CT-424385 Dirt · Power at road	6.0	Nov 11, 2024	$107,100	17,878	17,800	1.4 mi	67
CT-944366 Dirt · Full utilities	5.9	May 7, 2025	$259,000	43,823	35,062	10.2 mi	67
CT-386683 Landlocked · Off grid	31.7	Oct 5, 2024	$621,600	19,634	34,693	1.6 mi	65

Show adjustment detail for the top comp

Tract size (10.78 ac → 15.59 ac)-3.5%
Access (Landlocked → Dirt)+26.5%
Utilities (Full utilities → Power at road)-18.0%

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