IN-330831
8283 County Road 264
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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?
4 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.
154 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 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 $1,846 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| IN-270684 Gravel · Power at road | 0.8 | Apr 30, 2026 | $7,700 | 9,331 | 8,022 | 3.6 mi | 86 |
| IN-651381 Gravel · Full utilities | 1.4 | Feb 6, 2026 | $12,200 | 8,944 | 6,398 | 5.5 mi | 81 |
| IN-150993 Landlocked · Off grid | 1.0 | Apr 11, 2025 | $3,400 | 3,312 | 5,153 | 10.6 mi | 73 |
| IN-731319 Gravel · Full utilities | 1.3 | Feb 4, 2025 | $16,500 | 12,675 | 9,435 | 6.4 mi | 71 |
| IN-792052 Gravel · Off grid | 2.2 | Jan 2, 2026 | $12,800 | 5,793 | 6,022 | 6.3 mi | 71 |
| IN-621826 Paved · Full utilities | 1.9 | Aug 14, 2025 | $13,700 | 7,276 | 4,522 | 2.7 mi | 68 |
Show adjustment detail for the top comp
- Utilities (Power at road → Off grid)-15.0%
- Market time (4 mo)+1.2%
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.