IN-215923
6481 County Road 193
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,568 ft of deeded road frontage.
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 $26,483 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IN-946209 Dirt · Off grid | 44.9 | Jul 27, 2026 | $223,200 | 4,968 | 5,173 | 7.2 mi | 85 |
| IN-576356 Gravel · Power at road | 50.0 | Dec 7, 2025 | $310,700 | 6,219 | 4,962 | 1.5 mi | 78 |
| IN-464481 Dirt · Full utilities | 12.8 | Jul 27, 2026 | $105,000 | 8,168 | 4,955 | 7.1 mi | 72 |
| IN-354357 Landlocked · Off grid | 11.7 | Jul 27, 2026 | $62,200 | 5,301 | 5,788 | 7.0 mi | 70 |
| IN-355120 Gravel · Off grid | 20.4 | Dec 15, 2024 | $234,500 | 11,488 | 9,674 | 2.7 mi | 69 |
| IN-776896 Gravel · Full utilities | 73.9 | Jul 16, 2025 | $393,600 | 5,328 | 3,850 | 3.5 mi | 67 |
| IN-316564 Gravel · Off grid | 58.1 | May 25, 2024 | $302,700 | 5,211 | 5,361 | 7.1 mi | 66 |
| IN-596828 Paved · Off grid | 70.3 | Mar 11, 2024 | $622,100 | 8,845 | 8,104 | 6.0 mi | 63 |
Show adjustment detail for the top comp
- Tract size (44.92 ac → 36.51 ac)+3.9%
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.