St. Mary's County, MD · Sold

MD-716593

2392 County Road 45

$587,200

$16,499/ac · 35.59 ac

Offer report Market this tract

Acreage35.59 ac

Price per acre$16,499/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographySloped

ListedJul 7, 2026

Coordinates38.1952, -76.5935

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County GIS boundary

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.

County market

St. Mary's County, Maryland. Eastern Shore farmland and preservation-easement tracts.

View St. Mary's market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands4.1% of tract

Little to no mapped wetland coverage.

Average slope28.9%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

967 ft of deeded road frontage.

Power4,450 ft away

Service extension needed; get a utility quote.

Buildable area20.48 of 35.59 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$452,813

$386,497 – $519,130 · $12,723/ac on 35.59 ac

Asking vs estimate

+29.7%

Priced above the comp set

Weighted from 9 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $587,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$258,751

$7,270/ac · +30.0% target margin

You need $328,449 off asking to hit this margin.

All-in cost$280,745

Net resale$416,588

Projected profit$135,844

ROI+48.4%

Annualized+69.2%

Break-even resale$8,574/ac

Profit if resale lands off target

-20%

$52,526

-10%

$94,185

$135,844

+10%

$177,502

+20%

$219,161

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MD-316813 Gravel · Off grid	41.7	May 17, 2026	$492,500	11,799	12,268	9.7 mi	87
MD-256546 Gravel · Off grid	34.4	Jan 27, 2026	$372,800	10,837	11,022	9.4 mi	83
MD-298108 Paved · Full utilities	106.7	Jul 27, 2026	$1,520,600	14,256	10,670	4.3 mi	75
MD-647716 Gravel · Off grid	80.3	Oct 26, 2025	$1,002,100	12,481	15,236	2.7 mi	73
MD-475462 Paved · Off grid	15.7	Jul 27, 2026	$251,300	16,020	12,119	8.5 mi	73
MD-657514 Paved · Power at road	69.4	Dec 1, 2025	$1,302,600	18,780	15,908	5.2 mi	69
MD-678124 Gravel · Full utilities	107.9	Nov 26, 2025	$1,662,300	15,406	14,026	4.3 mi	68
MD-805369 Landlocked · Off grid	14.7	Oct 9, 2024	$139,800	9,537	13,365	3.4 mi	64
MD-748251 Landlocked · Power at road	118.3	Nov 4, 2025	$727,300	6,148	10,303	3.5 mi	64

Show adjustment detail for the top comp

Tract size (41.74 ac → 35.59 ac)+2.9%
Market time (3 mo)+1.0%

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.

Build the listing kit Post a deal or JV