Comparable sales & offer analysis
Parcel TN-458233
Madison County, TN · 195 ac · Agricultural · Gravel · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$1,355,000
Adjusted value
$1,251,706
Value range
$1,063,188–$1,440,224
Comp $/acre
$6,432/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.3% versus the adjusted value.
Offer position
Max allowable offer
$715,261
Offer $/acre
$3,675/ac
Projected profit
$375,512
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-348223 | 193.2 | Jul 27, 2026 | $594,100 | 3,075 | 6,528 | 90 |
| TN-627162 | 89.6 | Jul 27, 2026 | $522,600 | 5,834 | 5,863 | 75 |
| TN-228522 | 239.9 | May 18, 2025 | $1,096,500 | 4,570 | 7,359 | 74 |
| TN-907213 | 93.0 | Apr 20, 2025 | $578,000 | 6,219 | 5,441 | 72 |
| TN-827548 | 118.5 | Sep 21, 2024 | $1,306,300 | 11,025 | 8,883 | 71 |
| TN-396843 | 71.1 | Jul 27, 2026 | $492,500 | 6,927 | 6,287 | 71 |
| TN-589558 | 508.2 | May 10, 2025 | $1,983,600 | 3,903 | 6,356 | 70 |
| TN-106925 | 75.5 | Jul 27, 2026 | $418,000 | 5,540 | 6,218 | 69 |
| TN-529807 | 608.7 | Jul 27, 2026 | $1,931,300 | 3,173 | 5,451 | 68 |
| TN-878886 | 312.3 | Jan 21, 2025 | $1,435,800 | 4,597 | 5,827 | 67 |
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.