00Try it in 60 seconds
No account, no upload, nothing sent anywhere. Your deal lives in the page and in the share link only.
Then clear it and enter a real deal, or copy the share link to send a deal to someone else to review. Related modules: Real Estate Agent hub, Residential Underwriting Engine, E1 Land and Zoning Unlock. If the land has split or entitlement upside, run E1 alongside this engine.
01Subject parcel
Address and parcel must be verified against at least 2 public sources before any number is used. Unverified means HOLD. Total acres must match the county record, survey, or FSA farm record.
02Acreage breakdown
Productive acres are tillable plus timber plus pasture. Wetland and waste acres are not productive. The breakdown must sum to total acres, and productive acres must be verifiable from a survey, county GIS, or FSA farm record. Unverifiable productive acres are a kill condition.
03Soil and productivity
Soil drives tillable value and cash rent. Web Soil Survey is the primary public source. A seller soil claim without a soil survey is a claim, not a fact.
04Cash rent
Cash rent is stated per tillable acre per year. Grade A is a signed lease in hand. B is a listed rent with a verifiable listing. C is a county rent survey or named source. D is a seller claim only, labelled rent proxy, never used as proven income.
| Rent comp, county | Tillable acres | Rent $ / acre / year | Source URL |
|---|---|---|---|
05Timber cruise value
Timber value comes from a cruise, not from a guess. A cruise needs a volume, a price basis, a date, and a named cruiser or source. A deal priced on timber value with no cruise is a kill.
06Hunting and recreation value
Recreation value is lease income capitalized at a stated cap rate, or a stated per-acre value with a source. A lease rate from a single platform estimate is not proven income.
Recreation capitalized value = Recreation annual income / Cap rate
07Access, easements, and encumbrances
No legal access is a kill condition. Easement-only access, shared driveways, and recorded easements must be listed with their burden. If an easement is unknown, say so; do not assume the land is clear.
08Water and mineral rights
Rights are the E11 kill trigger. If the deal is priced on mineral or water value and the rights status is unknown, the run is a PASS. Severed rights are a fact to record, not a reason to guess the value.
09Land comps, vacant land and farm sales only
Minimum 3 usable land comps. Structure comps do not apply. A row is counted usable only when address, sale price, sale date, productive acres, and source URL are all filled. Price per productive acre is computed for each comp.
| Comp address | Sale price ($) | Sale date | Productive acres | $ / prod acre | Source URL |
|---|---|---|---|---|---|
10Component valuation
Component value is the sum of the parts. Tillable land value uses a per-acre value from the land comps. Non-tillable base value covers timber and pasture acres at their land-only rate. Timber cruise value and recreation capitalized value are added on top. No component is counted twice.
Price per productive acre = Asking price / Productive acres
Price per total acre = Asking price / Total acres
11Highest and best use (HBU), four tests in order
The four tests run in order. A use that fails an earlier test is not tested further. Stated HBU must survive all four tests. If zoning or entitlement changes the HBU, run E1 Land and Zoning Unlock alongside this engine.
12Gates, fail closed
Any failed gate means HOLD. Component value is then shown only as a held number, never as a usable offer number. Authority is always no offer without Jeramie unless a human approval record is attached.
13Kill-switch
Check any condition that applies. A kill means the recommendation is PASS. A kill is a successful run, not a failed one.
Risk flags (not kills, but they change the number)
14Results
E13Risk / Kill-Switch
Shared final section for every engine. Lists the kill conditions that fired, the risk flags, and the explicit PASS recommendation if any kill fired. A PASS is a successful run.
15Receipt
Generated from the inputs above. Offer authorized is always false in this tool. The receipt is evidence, not an offer.
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16One-page summary
Print this section. It fits on one page where possible. It is a summary of the receipt, not an offer.
17System prompt
The full E11 system prompt text is embedded in this file for copying. Use the Copy system prompt button above. It is not sent anywhere by this tool.
Show system prompt text
18How it works, and what this is not
How it works. Enter verified facts with sources: the acreage breakdown, soil, cash rent, timber cruise, recreation lease, access and easements, and water and mineral rights. Enter at least 3 usable land comps. The tool computes productive acres, gross cash rent, timber cruise value, recreation capitalized value, component value, and price per productive acre from the exact formulas. Gates fail closed. A kill means PASS. The receipt records what was entered, what passed, and what was N/A.
What this is not. Not an appraisal. Not a survey. Not a timber appraisal, soil report, or title opinion. Not legal, tax, or lending advice. Not a guarantee of value, rent, timber volume, or a sale. Not an offer. A component value above asking price does not mean a deal is good, and a PASS does not mean a property is bad. It means the evidence in this run does not support proceeding on the stated exit.
Honest gaps and limits. This engine does not verify a survey, a timber cruise, a soil report, or a title search. It trusts the numbers you enter and checks their arithmetic and their sources. Wetland and floodplain acres are excluded from productive value but are not priced for mitigation cost. Mineral and water rights are recorded as included, severed, partial, or unknown; the engine does not value them. Split and entitlement upside is outside this engine; run E1 Land and Zoning Unlock for that. Layout has not been eyeballed in a real browser.
Sharing. Copy share link encodes the deal in the URL hash. Anyone opening that link sees the same inputs and the same math, in their own browser. Nothing is uploaded. Clear share link removes the hash.