Sullivan County, IN · Sold

IN-413717

5931 County Road 221

$65,700

$8,890/ac · 7.39 ac

Offer report Market this tract

Acreage7.39 ac

Price per acre$8,890/ac

ZoningRecreational

Road accessPaved

UtilitiesOff grid

TopographyFlat

ListedNov 20, 2023

Coordinates39.0501, -87.4660

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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

Sullivan County, Indiana. Tillable ground plus small recreational tracts near the Hoosier National Forest.

View Sullivan market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands39.2% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope1.2%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

376 ft of deeded road frontage.

Power5,668 ft away

A long utility run — price in solar/off-grid instead.

Buildable area4.27 of 7.39 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$89,686

$64,574 – $114,798 · $12,136/ac on 7.39 ac

Asking vs estimate

-26.7%

Priced below the comp set

Weighted from 10 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 $65,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$51,249

$6,935/ac · +30.0% target margin

You need $14,451 off asking to hit this margin.

All-in cost$55,605

Net resale$82,511

Projected profit$26,906

ROI+48.4%

Annualized+69.3%

Break-even resale$8,179/ac

Profit if resale lands off target

-20%

$10,404

-10%

$18,655

$26,906

+10%

$35,157

+20%

$43,408

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
IN-983627 Gravel · Power at road	6.9	Jul 27, 2026	$100,000	14,448	14,465	3.0 mi	91
IN-943661 Gravel · Off grid	7.1	Jul 27, 2026	$62,500	8,817	10,401	5.8 mi	87
IN-993812 Paved · Power at road	7.9	Nov 28, 2025	$112,500	14,227	12,510	5.4 mi	86
IN-973210 Gravel · Off grid	5.1	Jul 27, 2026	$66,100	12,907	14,961	3.1 mi	83
IN-243854 Gravel · Off grid	8.2	Apr 28, 2025	$81,500	9,986	12,508	5.5 mi	77
IN-862984 Dirt · Power at road	4.3	Jan 28, 2026	$25,000	5,755	6,681	1.1 mi	76
IN-324246 Dirt · Power at road	10.8	Aug 19, 2025	$73,800	6,811	8,510	1.2 mi	74
IN-282201 Gravel · Full utilities	2.5	Jul 27, 2026	$20,900	8,490	6,686	0.9 mi	73
IN-594732 Gravel · Power at road	15.4	Jan 27, 2026	$249,800	16,209	17,699	2.7 mi	72
IN-214253 Gravel · Full utilities	10.9	Jul 21, 2025	$206,100	18,929	16,733	6.7 mi	70

Show adjustment detail for the top comp

Access (Gravel → Paved)+18.0%
Utilities (Power at road → Off grid)-15.0%

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