Washington County, AR · Sold

AR-742970

2435 County Road 82

$13,700

$2,451/ac · 5.59 ac

Offer report Market this tract

Acreage5.59 ac

Price per acre$2,451/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedFeb 23, 2024

Coordinates35.8969, -94.1535

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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

Washington County, Arkansas. Ozark hunting camps and Delta row-crop ground at some of the South's lowest entry prices.

View Washington market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands1.4% of tract

Little to no mapped wetland coverage.

Average slope25.5%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

181 ft of deeded road frontage.

Power7,628 ft away

A long utility run — price in solar/off-grid instead.

Buildable area3.31 of 5.59 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$12,797

$9,214 – $16,380 · $2,289/ac on 5.59 ac

Asking vs estimate

+7.1%

Priced above the comp set

Weighted from 10 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 $13,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$7,313

$1,308/ac · +30.0% target margin

You need $6,387 off asking to hit this margin.

All-in cost$7,935

Net resale$11,773

Projected profit$3,839

ROI+48.4%

Annualized+69.2%

Break-even resale$1,543/ac

Profit if resale lands off target

-20%

$1,484

-10%

$2,661

$3,839

+10%

$5,016

+20%

$6,193

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
AR-433159 Dirt · Power at road	6.4	Feb 16, 2026	$12,800	2,004	1,751	9.1 mi	84
AR-333694 Dirt · Off grid	9.4	Jul 27, 2026	$13,200	1,395	1,445	13.1 mi	81
AR-611437 Dirt · Off grid	1.8	Jul 27, 2026	$3,600	1,961	1,896	2.3 mi	76
AR-583654 Paved · Off grid	9.2	Dec 8, 2025	$27,600	3,011	2,328	10.0 mi	75
AR-823529 Gravel · Power at road	8.4	Sep 5, 2025	$18,500	2,211	1,721	1.6 mi	74
AR-941981 Landlocked · Off grid	2.7	Jul 27, 2026	$7,700	2,814	3,472	9.4 mi	74
AR-422540 Gravel · Power at road	4.1	Apr 6, 2025	$12,500	3,052	2,326	10.2 mi	73
AR-432631 Paved · Off grid	4.4	Aug 17, 2024	$14,000	3,195	2,495	3.0 mi	73
AR-704069 Gravel · Off grid	12.4	Feb 8, 2026	$29,000	2,343	2,178	3.0 mi	72
AR-703737 Dirt · Power at road	9.7	Jan 17, 2026	$37,700	3,874	3,494	9.5 mi	72

Show adjustment detail for the top comp

Tract size (6.41 ac → 5.59 ac)+0.7%
Utilities (Power at road → Off grid)-15.0%
Market time (6 mo)+2.1%

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