Washington County, GA · Sold

GA-409394

1711 County Road 165

$1,307,600

$2,634/ac · 496 ac

Offer report Market this tract

Acreage496 ac

Price per acre$2,634/ac

ZoningAgricultural

Road accessPaved

UtilitiesOff grid

TopographyFlat

ListedApr 25, 2026

Coordinates32.9768, -82.7942

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

View Washington market data →

Step 1 · Is this a deal?

Due diligence

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands28.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.8%

Gentle grade, straightforward to develop.

Flood zoneA

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

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power1,244 ft away

Service extension needed; get a utility quote.

Buildable area338.59 of 496.40 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,265,055

$1,136,209 – $1,393,901 · $2,548/ac on 496 ac

Asking vs estimate

+3.4%

In line with the comp set

Weighted from 7 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 $1,307,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$722,889

$1,456/ac · +30.0% target margin

You need $584,711 off asking to hit this margin.

All-in cost$784,335

Net resale$1,163,851

Projected profit$379,516

ROI+48.4%

Annualized+69.2%

Break-even resale$1,717/ac

Profit if resale lands off target

-20%

$146,746

-10%

$263,131

$379,516

+10%

$495,901

+20%

$612,286

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
GA-669297 Gravel · Power at road	462.7	Jul 27, 2026	$1,228,200	2,654	2,612	2.0 mi	87
GA-218345 Paved · Power at road	232.2	Jul 27, 2026	$985,000	4,243	2,892	4.2 mi	77
GA-248881 Dirt · Full utilities	342.3	Mar 2, 2026	$989,200	2,890	2,520	7.8 mi	74
GA-428093 Gravel · Full utilities	193.4	May 27, 2026	$880,700	4,553	2,872	0.7 mi	73
GA-527261 Gravel · Off grid	105.9	Jul 27, 2026	$297,600	2,811	2,155	5.8 mi	68
GA-387144 Gravel · Off grid	97.3	Sep 21, 2025	$287,600	2,957	2,299	3.7 mi	62
GA-577265 Landlocked · Full utilities	106.2	May 4, 2025	$302,300	2,847	2,354	2.9 mi	59

Show adjustment detail for the top comp

Tract size (462.72 ac → 496.4 ac)-2.1%
Access (Gravel → Paved)+18.0%
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.

Build the listing kit Post a deal or JV