IN-116089
6888 County Road 164
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Tippecanoe County, Indiana. Tillable ground plus small recreational tracts near the Hoosier National Forest.
View Tippecanoe market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 $81,542 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IN-446260 Dirt · Power at road | 46.6 | Jul 27, 2026 | $299,100 | 6,418 | 5,597 | 5.0 mi | 86 |
| IN-555718 Gravel · Full utilities | 31.5 | Jul 27, 2026 | $187,900 | 5,969 | 3,420 | 5.6 mi | 81 |
| IN-225733 Gravel · Off grid | 31.8 | Dec 11, 2025 | $211,600 | 6,649 | 5,621 | 3.9 mi | 78 |
| IN-546014 Landlocked · Off grid | 39.0 | Apr 26, 2025 | $154,600 | 3,963 | 5,235 | 5.1 mi | 78 |
| IN-915241 Dirt · Power at road | 22.3 | Jul 27, 2026 | $181,700 | 8,157 | 6,295 | 8.2 mi | 76 |
| IN-225167 Landlocked · Full utilities | 21.1 | Jul 27, 2026 | $101,200 | 4,792 | 3,806 | 4.4 mi | 76 |
| IN-525138 Landlocked · Off grid | 20.7 | Feb 14, 2026 | $59,500 | 2,877 | 3,332 | 2.6 mi | 74 |
| IN-227064 Paved · Off grid | 83.4 | Sep 12, 2025 | $483,800 | 5,798 | 5,096 | 3.7 mi | 70 |
| IN-224958 Dirt · Off grid | 18.1 | Nov 24, 2024 | $131,300 | 7,232 | 6,843 | 2.5 mi | 68 |
| IN-264587 Gravel · Power at road | 13.9 | Dec 4, 2025 | $133,700 | 9,642 | 6,214 | 2.3 mi | 67 |
Show adjustment detail for the top comp
- Tract size (46.61 ac → 41.18 ac)+2.4%
- 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.