You see a 20-acre comp that sold for $80K. Your deal is 30 acres in the same county. So you offer $50K, thinking you’re buying at 60% of value. But what you missed: - No road access - On a slope - 20 miles deeper into the county - The comp had utilities on site You didn’t comp wrong — you comped lazy. That mistake will either kill your deal... or worse — fund a bad one. How We Fix That: The ACPC Framework - A = Acreage Comp in the right band (10–20, 20–50, etc). A 10-acre parcel isn’t worth the same per acre as a 100-acre one. - C = Characteristics Road access. Flat vs. slope. Water. Trees. Utilities. It’s not just land — it’s what the land is. - P = Proximity Same county ≠ same value. A parcel near a highway or lake sells way faster than one buried in the woods. - C = Confirm Call a broker. Run it by your funder. You don’t lock in value until you confirm it with someone who knows. If you’re guessing, you’re not comping — you’re gambling. Use ACPC. That’s how we underwrite every deal we touch.