IN-946209
8807 County Road 276
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,435 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $96,694 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IN-215923 Dirt · Off grid | 36.5 | Jun 24, 2025 | $141,700 | 3,881 | 3,915 | 7.2 mi | 77 |
| IN-576356 Gravel · Power at road | 50.0 | Dec 7, 2025 | $310,700 | 6,219 | 4,776 | 8.6 mi | 76 |
| IN-347697 Gravel · Power at road | 132.0 | Jul 27, 2026 | $1,088,300 | 8,245 | 7,731 | 3.7 mi | 71 |
| IN-464481 Dirt · Full utilities | 12.8 | Jul 27, 2026 | $105,000 | 8,168 | 4,770 | 6.9 mi | 70 |
| IN-596828 Paved · Off grid | 70.3 | Mar 11, 2024 | $622,100 | 8,845 | 7,801 | 8.8 mi | 69 |
| IN-776896 Gravel · Full utilities | 73.9 | Jul 16, 2025 | $393,600 | 5,328 | 3,706 | 9.4 mi | 67 |
| IN-316564 Gravel · Off grid | 58.1 | May 25, 2024 | $302,700 | 5,211 | 5,161 | 13.0 mi | 66 |
| IN-355120 Gravel · Off grid | 20.4 | Dec 15, 2024 | $234,500 | 11,488 | 9,312 | 4.5 mi | 65 |
| IN-757684 Paved · Power at road | 130.8 | Aug 20, 2024 | $884,700 | 6,767 | 5,799 | 8.2 mi | 56 |
Show adjustment detail for the top comp
- Tract size (36.51 ac → 44.92 ac)-3.7%
- Market time (14 mo)+4.8%
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.