Washington County, VT · Sold

VT-652500

234 County Road 164

$18,600

$6,078/ac · 3.06 ac

Offer report Market this tract

Acreage3.06 ac

Price per acre$6,078/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedSep 18, 2023

Coordinates44.3449, -72.6551

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County GIS boundary

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County market

Washington County, Vermont. Wooded hill land with current-use tax enrollment.

View Washington market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands8.8% of tract

Little to no mapped wetland coverage.

Average slope2.4%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

433 ft of deeded road frontage.

Power11,520 ft away

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

Buildable area2.65 of 3.06 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$24,155

$20,028 – $28,283 · $7,894/ac on 3.06 ac

Asking vs estimate

-23.0%

Priced below 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 $18,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$13,803

$4,511/ac · +30.0% target margin

You need $4,797 off asking to hit this margin.

All-in cost$14,976

Net resale$22,223

Projected profit$7,247

ROI+48.4%

Annualized+69.2%

Break-even resale$5,320/ac

Profit if resale lands off target

-20%

$2,802

-10%

$5,024

$7,247

+10%

$9,469

+20%

$11,691

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VT-272638 Gravel · Off grid	3.4	Jul 22, 2026	$26,500	7,846	7,892	7.2 mi	92
VT-362306 Landlocked · Off grid	2.7	Jul 27, 2026	$15,600	5,853	8,592	11.1 mi	82
VT-153823 Gravel · Full utilities	8.0	Jun 11, 2026	$88,700	11,117	8,158	1.3 mi	81
VT-511766 Landlocked · Full utilities	1.8	Jul 7, 2026	$18,100	10,043	10,209	2.5 mi	78
VT-253014 Gravel · Off grid	4.4	Apr 16, 2025	$24,700	5,553	5,941	5.3 mi	74
VT-151077 Gravel · Full utilities	1.1	Jul 27, 2026	$13,900	12,762	8,738	9.1 mi	71
VT-933069 Paved · Off grid	4.6	Mar 24, 2025	$29,300	6,337	5,769	11.4 mi	67
VT-910786 Gravel · Off grid	0.9	Dec 19, 2025	$5,600	6,315	6,349	10.7 mi	65
VT-891978 Landlocked · Off grid	2.1	Apr 6, 2024	$10,300	4,886	7,823	10.4 mi	65
VT-290986 Gravel · Off grid	1.0	May 10, 2025	$9,000	8,778	9,058	7.1 mi	64

Show adjustment detail for the top comp

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