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A genuine rural homestead.

What sits on the land.

County cost record (assessor external-only, 05/11/2023): replacement cost new, depreciation, and contributory assessed value per structure.

What bare acreage trades for.

Bare-land & small-tract sales, time-adjusted −6%/yr to the as-of date — the red chip is the time mark-down (land is softening). Each row links to Zillow and its county parcel record.

The primary evidence.

Homes on acreage, time-adjusted +4%/yr (green chip = appreciation). This set carries the most weight — subject pinned at top, county-confirmed close matches badged.

Every sale, restated to today.

Each comp is brought to the as-of date: land softening (Purdue, red ▼) and residential appreciation (FHFA / IAR, green ▲), applied per comp.

Today's order book.

Current competing supply — homes-on-acreage and bare land. Figure shows the ask; the chip shows days-on-market.

Every record, checked twice.

All 30 comps + listings resolved to their county parcel record; Zillow acreage cross-checked vs county acreage. Status flags divergence severity.

A third, MLS-fed read.

An independent third source — realtor.com's MLS-fed sold records (RDC Frontdoor GraphQL, read-only) — checked against the Zillow + county-GIS figure for each comp realtor.com carries. The same realtor.com listings supply the photo thumbnails throughout this report.

The neighborhood, at a glance.

Subject, sold comps, active listings, and the 1 / 3 / 5-mile rings. Tap any marker for sale data and dual records links.

Three reads, one number.

Three methods triangulated: the improved-comp read (primary), depreciated cost (floor), and the excluded 2020 bulk transfer.

The work behind the opinion.

The analysis pipeline, the limits of a desktop CMA, and full source provenance.