Comparable sales & offer analysis
Parcel TN-462453
Madison County, TN · 2.96 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$18,000
Adjusted value
$21,891
Value range
$18,651–$25,131
Comp $/acre
$7,396/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -17.8% versus the adjusted value.
Offer position
Max allowable offer
$12,509
Offer $/acre
$4,226/ac
Projected profit
$6,567
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| TN-142332 | 2.7 | Jun 12, 2025 | $19,900 | 7,354 | 8,952 | 81 |
| TN-782943 | 4.2 | Dec 29, 2025 | $32,600 | 7,714 | 5,773 | 79 |
| TN-713267 | 5.3 | Mar 20, 2025 | $56,600 | 10,623 | 8,015 | 74 |
| TN-672865 | 4.0 | Sep 23, 2025 | $23,800 | 5,987 | 7,294 | 73 |
| TN-403809 | 7.9 | Jul 27, 2026 | $71,900 | 9,116 | 6,881 | 70 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.