Sample report on a real parcel. The owner, street number, parcel number, and map are removed for privacy; every number is exactly what the app produced.

3.9-acre tract, Hope Mills, NC

Medium confidence

County: Cumberland County, NC
Acres: 3.90
Parcel number (APN): 0443-03-XXXX
Owner of record: Unlisted

Land category

Floodway / wetland

Hard to sellDetected: 95% of the parcel is mapped wetland

Most of the parcel is floodway or wetland. Buildable acres are a fraction of deeded acres.

The trap: Price the DRY part only. A 10 acre parcel that is 90% wetland is a 1 acre parcel with a big tax bill.

Buildability

4%0.16 / 3.90 ac

Slope under 10% and outside mapped wetlands.

Why this number

4 matching sold comps
Comps agree closely on price per acre
Comps sold in the last 18 months
Flood, wetlands, and elevation checks all answered
Access, wetlands, or flood risk widens the range

95% wetlands vs 2% on comps-80%

Retail value

$13,500

Retail per acre

$3,403

Fast resale

$7,300

Spread at standard

$3,600 (1.97x)

Is it a deal?

Seller's asking price

Type the asking price. Rule of thumb: it's a deal when you can buy at or under $4,700, whatever they're asking.

They countered. Now what?

Your last offer

Their counter

The rule: accept anything at or under $4,700. Above that, counter halfway between your last offer and your max. Never go past the max.

Deal killers

1 stop · 0 to check

ClearRoad access44 ft of road frontage.
StopWetlands95% mapped wetland. Price only the dry part.
ClearFlood zoneZone X at the parcel center.
ClearSlope8% is steeper than 10%.
You confirmSeptic / percSoil survey had no answer. Ask if a perc test was done, or whether sewer reaches the road.
You confirmBack taxes and liensSearch the county tax collector's site by the parcel number, then have title confirm.
You confirmBuildable lot of recordAsk the county planning or zoning office if a house can be permitted on it.
You confirmUtilitiesCall the power company and water utility with the address; ask the county whether sewer serves the road.

Who buys this

The adjoining owner

Wet ground is rarely built on. It is worth most as extra acreage for the property next door.

Backup buyer: Hunters and conservation buyers
How to reach them: Mail every owner whose parcel touches this one before you list it anywhere.

The Dirt Call Sheet

6 of 17 answered from the records · ask the agent the rest

Where it is and how you get in

FoundWhat is the parcel ID?0443-03-XXXXConfirm: The listing, or the county assessor's parcel search
FoundIs there deeded road access, or a recorded easement?Touches a road on the parcel map. Confirm it's a public road.Confirm: County GIS map; easements at the county recorder
FoundHow many feet of road frontage?44 ftConfirm: County GIS map, measure tool

Can someone build on it

AskWhat is it zoned?County land use: Residential-Vacant Land. Zoning is a separate record.Confirm: County GIS zoning layer, or the planning office
AskIs it a buildable lot of record?Look it up: Call county planning and zoning
AskAny deed restrictions or HOA?Look it up: County recorder: pull the last deed

Water, ground and utilities

AskPower, water and sewer at the road?Look it up: Call the electric co-op and water utility with the address
AskEver perc tested? Any septic permit?Look it up: County health department, environmental health
FoundHow much is in a flood zone?0% in the FEMA flood area; zone X at the center.Confirm: msc.fema.gov, the FEMA Flood Map Service Center
FlagAny wetlands?95% mapped wetland.Confirm: USFWS National Wetlands Inventory mapper
FoundWooded, cleared, or steep?8% steeper than 10%. See the aerial map for trees.Confirm: Google Earth, satellite and terrain view

Money and title

AskAny back taxes owed?Look it up: County tax collector or treasurer site, by parcel ID
AskAny liens or judgments?Look it up: County recorder; the title company confirms
AskWhat did the owner pay, and when?Look it up: Assessor record or the last deed

The seller

AskWhy are they selling?Look it up: Only the agent or seller knows. Always ask.
AskAny offers so far? How flexible?Look it up: Ask the agent. Check Zillow price history for cuts.
AskWould they take terms?Look it up: Ask: a down payment that covers the commission, and monthly payments on the rest?

Before you call. Look at the wetlands map to see how much of the parcel is dry and buildable.

The land

Acres: 3.90
Road frontage: 44 ft
Wetlands: 95%
In FEMA flood area: 0%
Flood zone at center: X
Elevation: 110 ft
Flat or gentle slope: 69%
Steep (over 10%): 8%
County land use: Residential-Vacant Land
LandPortal land value: $66,356 (land only)
Owner last paid: Unrecorded

Sold land comps

4 used · 0 set aside · vacant land only

Status	Category	Acres	Sold for	Per acre	Distance	Sold	Look it up
UsedNot checked	n/a	3.98	$60,000	$15,075	4.2 mi	7-2-2025	n/a
UsedNot checked	n/a	3.93	$64,000	$16,285	6.0 mi	7-22-2025	n/a
UsedNot checked	n/a	4.75	$100,000	$21,053	3.3 mi	11-12-2025	n/a
UsedNot checked	n/a	5.00	$75,000	$15,000	5.8 mi	5-15-2025	n/a

Parcel record & MLS sold comps: Parcel 0443-03-6810 matched by house number + street
FEMA flood map: Zone X
US Fish & Wildlife wetlands: Dry ground at parcel center
USGS elevation: 110 ft elevation

Generated 9/19/2026, 6:28:20 AM. Investor offer estimate built from public and licensed data. Confirm title, access, and the county record before you sign.