Western Connecticut Planning Region County, CT · Sold

CT-769481

1295 County Road 86

$4,364,800

$18,162/ac · 240 ac

Offer report Market this tract

Acreage240 ac

Price per acre$18,162/ac

ZoningResidential

Road accessGravel

UtilitiesFull utilities

TopographySloped

ListedSep 13, 2024

Coordinates41.2360, -73.4225

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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

Western Connecticut Planning Region County, Connecticut. Scarce buildable inland lots; approvals matter more than acreage.

View Western Connecticut Planning Region market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands3.0% of tract

Little to no mapped wetland coverage.

Average slope30.6%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,860 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area139.87 of 240.32 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$3,612,200

$2,879,765 – $4,344,634 · $15,031/ac on 240 ac

Asking vs estimate

+20.8%

Priced above the comp set

Weighted from 6 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 $4,364,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$2,064,114

$8,589/ac · +30.0% target margin

You need $2,300,686 off asking to hit this margin.

All-in cost$2,239,564

Net resale$3,323,224

Projected profit$1,083,660

ROI+48.4%

Annualized+69.2%

Break-even resale$10,129/ac

Profit if resale lands off target

-20%

$419,015

-10%

$751,338

$1,083,660

+10%

$1,415,982

+20%

$1,748,305

Comparable sales6 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
CT-879297 Dirt · Power at road	210.3	Jan 3, 2026	$3,007,200	14,297	20,037	8.5 mi	81
CT-988773 Dirt · Off grid	143.9	Jul 21, 2026	$1,236,800	8,596	12,493	6.3 mi	76
CT-728324 Dirt · Full utilities	103.9	Jul 27, 2026	$1,292,900	12,439	11,579	4.5 mi	75
CT-528467 Dirt · Power at road	115.3	Apr 15, 2026	$1,307,400	11,341	13,375	8.1 mi	70
CT-777405 Gravel · Full utilities	53.4	Feb 24, 2024	$1,203,700	22,538	17,079	0.1 mi	61
CT-957497 Paved · Full utilities	57.1	Sep 29, 2024	$1,410,400	24,705	15,720	9.1 mi	55

Show adjustment detail for the top comp

Tract size (210.33 ac → 240.32 ac)-3.7%
Access (Dirt → Gravel)+16.3%
Utilities (Power at road → Full utilities)+22.0%
Market time (7 mo)+2.6%

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