St. Joseph County, IN · Sold

IN-203417

7008 County Road 169

$59,000

$9,933/ac · 5.94 ac

Offer report Market this tract

Acreage5.94 ac

Price per acre$9,933/ac

ZoningRecreational

Road accessGravel

UtilitiesFull utilities

TopographyFlat

ListedDec 22, 2023

Coordinates41.6945, -86.3603

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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

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?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands34.4% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope0.5%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

593 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area3.70 of 5.94 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$77,697

$58,003 – $97,391 · $13,080/ac on 5.94 ac

Asking vs estimate

-24.1%

Priced below the comp set

Weighted from 7 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 $59,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$44,398

$7,474/ac · +30.0% target margin

You need $14,602 off asking to hit this margin.

All-in cost$48,172

Net resale$71,481

Projected profit$23,310

ROI+48.4%

Annualized+69.3%

Break-even resale$8,815/ac

Profit if resale lands off target

-20%

$9,013

-10%

$16,161

$23,310

+10%

$30,458

+20%

$37,606

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IN-464481 Dirt · Full utilities	12.8	Jul 27, 2026	$105,000	8,168	10,070	2.9 mi	77
IN-902544 Dirt · Off grid	3.2	Jul 27, 2026	$27,800	8,787	14,324	5.9 mi	75
IN-354357 Landlocked · Off grid	11.7	Jul 27, 2026	$62,200	5,301	11,763	5.9 mi	74
IN-292266 Landlocked · Power at road	2.6	Jul 27, 2026	$15,200	5,896	10,273	4.5 mi	73
IN-623257 Dirt · Off grid	5.3	Jul 21, 2024	$30,900	5,835	10,523	11.6 mi	68
IN-991772 Gravel · Power at road	1.8	Oct 22, 2024	$24,000	13,331	16,831	11.4 mi	61
IN-355120 Gravel · Off grid	20.4	Dec 15, 2024	$234,500	11,488	19,660	8.5 mi	58

Show adjustment detail for the top comp

Tract size (12.85 ac → 5.94 ac)+5.8%
Access (Dirt → Gravel)+16.3%

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