IN-576356
1633 County Road 282
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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?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,093 ft of deeded road frontage.
Power at or near the road.
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 $140,198 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 | 6,671 | 8.6 mi | 82 |
| IN-347697 Gravel · Power at road | 132.0 | Jul 27, 2026 | $1,088,300 | 8,245 | 10,358 | 5.1 mi | 81 |
| IN-215923 Dirt · Off grid | 36.5 | Jun 24, 2025 | $141,700 | 3,881 | 5,246 | 1.5 mi | 75 |
| IN-776896 Gravel · Full utilities | 73.9 | Jul 16, 2025 | $393,600 | 5,328 | 4,965 | 3.4 mi | 75 |
| IN-316564 Gravel · Off grid | 58.1 | May 25, 2024 | $302,700 | 5,211 | 6,915 | 6.0 mi | 72 |
| IN-355120 Gravel · Off grid | 20.4 | Dec 15, 2024 | $234,500 | 11,488 | 12,477 | 4.2 mi | 69 |
| IN-596828 Paved · Off grid | 70.3 | Mar 11, 2024 | $622,100 | 8,845 | 10,451 | 6.0 mi | 66 |
| IN-757684 Paved · Power at road | 130.8 | Aug 20, 2024 | $884,700 | 6,767 | 7,769 | 1.7 mi | 64 |
Show adjustment detail for the top comp
- Tract size (44.92 ac → 49.96 ac)-2.1%
- Access (Dirt → Gravel)+16.3%
- Utilities (Off grid → Power at road)+17.6%
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.