PA-859807
9580 County Road 245
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
2,673 ft of deeded road frontage.
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 $283,408 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| PA-579862 Dirt · Full utilities | 633.4 | Jun 7, 2026 | $1,759,800 | 2,778 | 1,975 | 3.9 mi | 92 |
| PA-209697 Paved · Off grid | 562.0 | Sep 3, 2025 | $1,945,100 | 3,461 | 2,560 | 2.2 mi | 82 |
| PA-459434 Landlocked · Off grid | 464.5 | Jul 27, 2026 | $590,800 | 1,272 | 1,485 | 11.1 mi | 80 |
| PA-329367 Gravel · Power at road | 442.5 | Jul 27, 2026 | $1,494,900 | 3,378 | 2,247 | 13.0 mi | 76 |
| PA-149186 Gravel · Full utilities | 388.1 | May 25, 2026 | $1,353,900 | 3,488 | 1,842 | 11.8 mi | 72 |
| PA-138600 Gravel · Off grid | 253.9 | May 31, 2026 | $841,100 | 3,313 | 2,217 | 8.1 mi | 71 |
| PA-549155 Dirt · Full utilities | 379.5 | Nov 6, 2024 | $1,231,700 | 3,245 | 2,107 | 3.0 mi | 71 |
| PA-898873 Paved · Full utilities | 309.4 | Mar 27, 2025 | $1,285,600 | 4,155 | 1,824 | 2.9 mi | 67 |
| PA-598745 Dirt · Power at road | 282.0 | Nov 13, 2025 | $469,000 | 1,663 | 1,160 | 11.9 mi | 66 |
| PA-178890 Gravel · Off grid | 313.2 | Mar 24, 2025 | $725,600 | 2,317 | 1,729 | 8.6 mi | 65 |
Show adjustment detail for the top comp
- Tract size (633.4 ac → 608.66 ac)+1.2%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (2 mo)+0.8%
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.