Tioga County, PA · Sold

PA-862667

3945 County Road 8

$16,800

$4,870/ac · 3.45 ac

Offer report Market this tract

Acreage3.45 ac

Price per acre$4,870/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedFeb 3, 2025

Coordinates41.7343, -77.3496

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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

Tioga County, Pennsylvania. Ridge-and-valley hunting camps and Amish-country farmland.

View Tioga market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands10.0% of tract

Little to no mapped wetland coverage.

Average slope8.9%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power9,910 ft away

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

Buildable area2.95 of 3.45 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$19,968

$15,019 – $24,917 · $5,788/ac on 3.45 ac

Asking vs estimate

-15.9%

Priced below the comp set

Weighted from 8 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 $16,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$11,410

$3,307/ac · +30.0% target margin

You need $5,390 off asking to hit this margin.

All-in cost$12,380

Net resale$18,371

Projected profit$5,991

ROI+48.4%

Annualized+69.3%

Break-even resale$3,900/ac

Profit if resale lands off target

-20%

$2,317

-10%

$4,154

$5,991

+10%

$7,828

+20%

$9,665

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
PA-972702 Gravel · Off grid	3.5	Nov 11, 2025	$23,800	6,713	6,934	9.4 mi	82
PA-172482 Dirt · Power at road	3.0	Sep 10, 2025	$24,600	8,146	8,332	2.1 mi	79
PA-623476 Dirt · Power at road	6.2	Jul 22, 2026	$26,600	4,294	4,365	9.8 mi	77
PA-141932 Gravel · Full utilities	2.0	Jan 9, 2025	$14,400	7,080	5,192	3.1 mi	75
PA-931479 Landlocked · Off grid	1.5	Feb 18, 2026	$4,200	2,900	4,267	6.0 mi	70
PA-543435 Dirt · Off grid	6.0	Aug 28, 2024	$30,300	5,033	6,487	6.3 mi	66
PA-934130 Gravel · Off grid	10.0	Feb 1, 2025	$54,800	5,503	6,201	4.8 mi	65
PA-651515 Landlocked · Power at road	1.5	Apr 25, 2025	$4,700	3,162	4,091	6.6 mi	63

Show adjustment detail for the top comp

Market time (9 mo)+3.2%

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.

Build the listing kit Post a deal or JV