PA-207962
3779 County Road 105
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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?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
A long utility run — price in solar/off-grid instead.
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 $101,268 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| PA-807377 Gravel · Full utilities | 104.7 | Jul 27, 2026 | $423,500 | 4,046 | 1,721 | 9.3 mi | 81 |
| PA-448002 Paved · Off grid | 164.6 | Jul 8, 2025 | $570,800 | 3,467 | 2,107 | 6.1 mi | 79 |
| PA-138600 Gravel · Off grid | 253.9 | May 31, 2026 | $841,100 | 3,313 | 2,584 | 6.4 mi | 77 |
| PA-459434 Landlocked · Off grid | 464.5 | Jul 27, 2026 | $590,800 | 1,272 | 1,731 | 3.2 mi | 76 |
| PA-329367 Gravel · Power at road | 442.5 | Jul 27, 2026 | $1,494,900 | 3,378 | 2,620 | 0.7 mi | 74 |
| PA-149186 Gravel · Full utilities | 388.1 | May 25, 2026 | $1,353,900 | 3,488 | 2,147 | 1.3 mi | 74 |
| PA-547437 Gravel · Full utilities | 109.3 | Jan 25, 2026 | $659,200 | 6,029 | 2,647 | 9.6 mi | 72 |
| PA-598745 Dirt · Power at road | 282.0 | Nov 13, 2025 | $469,000 | 1,663 | 1,352 | 3.2 mi | 71 |
| PA-977297 Dirt · Off grid | 98.8 | Jan 4, 2025 | $284,700 | 2,882 | 2,148 | 10.4 mi | 70 |
| PA-468477 Dirt · Full utilities | 232.2 | Aug 11, 2025 | $867,800 | 3,736 | 2,379 | 10.3 mi | 68 |
Show adjustment detail for the top comp
- Tract size (104.68 ac → 159.93 ac)-10.4%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Full utilities → Off grid)-30.3%
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.