PA-623476
5455 County Road 196
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Tioga County, Pennsylvania. Ridge-and-valley hunting camps and Amish-country farmland.
View Tioga market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $3,283 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| PA-543435 Dirt · Off grid | 6.0 | Aug 28, 2024 | $30,300 | 5,033 | 6,399 | 7.8 mi | 75 |
| PA-972702 Gravel · Off grid | 3.5 | Nov 11, 2025 | $23,800 | 6,713 | 6,840 | 4.9 mi | 70 |
| PA-862667 Gravel · Off grid | 3.5 | Aug 20, 2025 | $16,200 | 4,694 | 4,823 | 9.8 mi | 70 |
| PA-172482 Dirt · Power at road | 3.0 | Sep 10, 2025 | $24,600 | 8,146 | 8,219 | 11.4 mi | 68 |
| PA-934130 Gravel · Off grid | 10.0 | Feb 1, 2025 | $54,800 | 5,503 | 6,117 | 12.1 mi | 63 |
| PA-141932 Gravel · Full utilities | 2.0 | Jan 9, 2025 | $14,400 | 7,080 | 5,121 | 8.4 mi | 62 |
Show adjustment detail for the top comp
- Utilities (Off grid → Power at road)+17.6%
- Market time (24 mo)+8.3%
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.