Washington County, VT · Sold

VT-314454

1191 County Road 177

$77,400

$6,143/ac · 12.60 ac

Offer report Market this tract

Acreage12.60 ac

Price per acre$6,143/ac

ZoningMixed Use

Road accessLandlocked

UtilitiesPower at road

TopographyMixed

ListedJun 11, 2026

Coordinates44.1915, -72.5745

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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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands15.6% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope2.4%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power79 ft away

Power at or near the road.

Buildable area10.10 of 12.60 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$68,876

$53,581 – $84,172 · $5,466/ac on 12.60 ac

Asking vs estimate

+12.4%

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 $77,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$39,358

$3,124/ac · +30.0% target margin

You need $38,042 off asking to hit this margin.

All-in cost$42,703

Net resale$63,366

Projected profit$20,663

ROI+48.4%

Annualized+69.2%

Break-even resale$3,684/ac

Profit if resale lands off target

-20%

$7,990

-10%

$14,326

$20,663

+10%

$27,000

+20%

$33,336

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
VT-344432 Landlocked · Off grid	12.4	Jul 26, 2026	$38,300	3,086	3,633	7.3 mi	87
VT-935348 Landlocked · Power at road	24.1	May 30, 2026	$146,300	6,078	6,618	6.1 mi	82
VT-265345 Dirt · Off grid	24.0	Jul 27, 2026	$164,800	6,863	6,903	2.7 mi	77
VT-535927 Landlocked · Off grid	36.6	Jun 11, 2026	$177,900	4,857	6,642	6.1 mi	76
VT-153823 Gravel · Full utilities	8.0	Jun 11, 2026	$88,700	11,117	6,018	12.2 mi	73
VT-423467 Landlocked · Power at road	6.2	Apr 4, 2025	$31,800	5,169	5,186	1.8 mi	72
VT-345112 Dirt · Off grid	20.3	Jun 23, 2025	$106,100	5,228	5,375	8.3 mi	72
VT-375554 Dirt · Off grid	27.9	Jul 27, 2026	$98,600	3,527	3,628	8.0 mi	71
VT-933069 Paved · Off grid	4.6	Mar 24, 2025	$29,300	6,337	4,256	1.4 mi	68
VT-536011 Dirt · Power at road	38.9	Sep 4, 2025	$261,100	6,711	6,435	0.9 mi	67

Show adjustment detail for the top comp

Utilities (Off grid → Power at road)+17.6%

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