IN-316564
4053 County Road 152
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St. Joseph County, Indiana. Tillable ground plus small recreational tracts near the Hoosier National Forest.
View St. Joseph market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Little to no mapped wetland coverage.
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 8 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 $97,017 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IN-576356 Gravel · Power at road | 50.0 | Dec 7, 2025 | $310,700 | 6,219 | 5,273 | 6.0 mi | 80 |
| IN-946209 Dirt · Off grid | 44.9 | Jul 27, 2026 | $223,200 | 4,968 | 5,497 | 13.0 mi | 79 |
| IN-776896 Gravel · Full utilities | 73.9 | Jul 16, 2025 | $393,600 | 5,328 | 4,091 | 9.0 mi | 74 |
| IN-347697 Gravel · Power at road | 132.0 | Jul 27, 2026 | $1,088,300 | 8,245 | 8,536 | 10.3 mi | 73 |
| IN-596828 Paved · Off grid | 70.3 | Mar 11, 2024 | $622,100 | 8,845 | 8,613 | 5.3 mi | 71 |
| IN-215923 Dirt · Off grid | 36.5 | Jun 24, 2025 | $141,700 | 3,881 | 4,323 | 7.1 mi | 70 |
| IN-757684 Paved · Power at road | 130.8 | Aug 20, 2024 | $884,700 | 6,767 | 6,402 | 5.2 mi | 65 |
| IN-355120 Gravel · Off grid | 20.4 | Dec 15, 2024 | $234,500 | 11,488 | 10,281 | 9.0 mi | 63 |
Show adjustment detail for the top comp
- Tract size (49.96 ac → 58.09 ac)-3.1%
- Utilities (Power at road → Off grid)-15.0%
- Market time (8 mo)+2.9%
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.