AR-788860
3885 County Road 386
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Van Buren County, Arkansas. Ozark hunting camps and Delta row-crop ground at some of the South's lowest entry prices.
View Van Buren market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
3,738 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $753,880 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| AR-329082 Dirt · Power at road | 468.0 | Jul 27, 2026 | $1,278,100 | 2,731 | 2,839 | 9.6 mi | 85 |
| AR-167612 Gravel · Off grid | 161.3 | Jul 27, 2026 | $606,200 | 3,757 | 2,909 | 4.3 mi | 77 |
| AR-589647 Gravel · Full utilities | 704.7 | Dec 4, 2025 | $1,791,700 | 2,543 | 2,167 | 8.0 mi | 77 |
| AR-817487 Gravel · Off grid | 147.4 | Jul 27, 2026 | $394,800 | 2,679 | 2,025 | 7.9 mi | 74 |
| AR-758478 Gravel · Power at road | 302.1 | Aug 13, 2024 | $737,400 | 2,441 | 2,073 | 8.4 mi | 70 |
| AR-157743 Dirt · Off grid | 177.4 | Sep 27, 2024 | $464,200 | 2,617 | 2,603 | 1.2 mi | 66 |
Show adjustment detail for the top comp
- Tract size (467.98 ac → 398.46 ac)+4.9%
- Access (Dirt → Gravel)+16.3%
- 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.