IN-810484
2192 County Road 187
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.
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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
77 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 7 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 $1,132 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IN-400355 Dirt · Off grid | 0.7 | Aug 15, 2025 | $5,000 | 7,658 | 11,446 | 2.0 mi | 86 |
| IN-100269 Gravel · Off grid | 0.6 | Nov 6, 2025 | $5,100 | 8,290 | 10,554 | 3.7 mi | 78 |
| IN-781211 Landlocked · Power at road | 1.2 | Jan 23, 2026 | $7,600 | 6,300 | 10,000 | 3.2 mi | 73 |
| IN-391618 Gravel · Power at road | 1.6 | Jul 27, 2026 | $21,500 | 13,346 | 14,164 | 7.3 mi | 72 |
| IN-151533 Gravel · Power at road | 1.5 | Feb 27, 2026 | $14,800 | 9,767 | 10,535 | 6.0 mi | 69 |
| IN-181377 Landlocked · Power at road | 1.4 | Mar 12, 2025 | $7,600 | 5,609 | 9,235 | 3.5 mi | 66 |
| IN-991772 Gravel · Power at road | 1.8 | Oct 22, 2024 | $24,000 | 13,331 | 15,222 | 7.7 mi | 59 |
Show adjustment detail for the top comp
- Utilities (Off grid → Full utilities)+43.5%
- Market time (12 mo)+4.2%
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.