Ware County, GA · Sold

GA-365746

2728 County Road 221

$85,100

$2,409/ac · 35.33 ac

Offer report Market this tract

Acreage35.33 ac

Price per acre$2,409/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyFlat

ListedAug 30, 2024

Coordinates31.0075, -82.5197

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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

Ware County, Georgia. Pine timber and exurban Atlanta tracts with steady builder demand.

View Ware market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands28.8% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.5%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

733 ft of deeded road frontage.

Power3,512 ft away

Service extension needed; get a utility quote.

Buildable area23.90 of 35.33 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$100,263

$86,745 – $113,781 · $2,838/ac on 35.33 ac

Asking vs estimate

-15.1%

Priced below the comp set

Weighted from 9 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 $85,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$57,293

$1,622/ac · +30.0% target margin

You need $27,807 off asking to hit this margin.

All-in cost$62,163

Net resale$92,242

Projected profit$30,079

ROI+48.4%

Annualized+69.3%

Break-even resale$1,912/ac

Profit if resale lands off target

-20%

$11,631

-10%

$20,855

$30,079

+10%

$39,303

+20%

$48,527

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
GA-736573 Gravel · Off grid	64.3	Jul 27, 2026	$157,000	2,442	2,752	9.2 mi	78
GA-245123 Dirt · Full utilities	22.5	Jul 27, 2026	$80,600	3,582	2,712	11.2 mi	74
GA-694681 Landlocked · Full utilities	16.3	Apr 28, 2026	$49,200	3,014	2,801	9.8 mi	73
GA-655278 Paved · Off grid	25.2	Mar 14, 2025	$80,600	3,202	2,724	12.7 mi	72
GA-905910 Gravel · Off grid	39.8	Dec 15, 2023	$97,400	2,448	2,781	9.4 mi	72
GA-934682 Dirt · Power at road	16.3	Jan 6, 2026	$36,600	2,242	2,036	9.3 mi	71
GA-244736 Paved · Off grid	17.0	Jun 1, 2025	$68,300	4,020	3,221	7.0 mi	66
GA-504581 Dirt · Power at road	15.2	Aug 23, 2024	$52,200	3,436	3,269	5.7 mi	60
GA-277446 Gravel · Off grid	121.0	Oct 31, 2024	$297,100	2,455	3,451	10.1 mi	59

Show adjustment detail for the top comp

Tract size (64.32 ac → 35.33 ac)+12.5%

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