IN-991772
1672 County Road 247
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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.
Moderate flood hazard on part of the tract.
187 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 10 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 $13,655 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IN-391618 Gravel · Power at road | 1.6 | Jul 27, 2026 | $21,500 | 13,346 | 13,350 | 3.0 mi | 90 |
| IN-151533 Gravel · Power at road | 1.5 | Feb 27, 2026 | $14,800 | 9,767 | 9,929 | 7.7 mi | 86 |
| IN-292266 Landlocked · Power at road | 2.6 | Jul 27, 2026 | $15,200 | 5,896 | 8,757 | 9.3 mi | 79 |
| IN-902544 Dirt · Off grid | 3.2 | Jul 27, 2026 | $27,800 | 8,787 | 12,210 | 8.5 mi | 74 |
| IN-781211 Landlocked · Power at road | 1.2 | Jan 23, 2026 | $7,600 | 6,300 | 9,425 | 9.5 mi | 73 |
| IN-181377 Landlocked · Power at road | 1.4 | Mar 12, 2025 | $7,600 | 5,609 | 8,705 | 6.3 mi | 72 |
| IN-810484 Dirt · Full utilities | 0.7 | Jul 27, 2026 | $5,000 | 6,993 | 6,605 | 7.7 mi | 70 |
| IN-100269 Gravel · Off grid | 0.6 | Nov 6, 2025 | $5,100 | 8,290 | 9,947 | 5.2 mi | 67 |
| IN-400355 Dirt · Off grid | 0.7 | Aug 15, 2025 | $5,000 | 7,658 | 10,788 | 5.7 mi | 63 |
| IN-623257 Dirt · Off grid | 5.3 | Jul 21, 2024 | $30,900 | 5,835 | 8,970 | 0.5 mi | 61 |
Show adjustment detail for the top comp
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.