Finding a contiguous 80-acre hunting and recreational tract bordering federal national forest land, complete with an off-grid cabin, established whitetail infrastructure, mature oak timber, and internal trail systems under $300,000 is an extraordinary opportunity in southeastern Ohio. Listed at $265,000, the property located on Township Road 366, Marietta, OH 45750 represents an exceptional turn-key asset for outdoorsmen, whitetail hunters, off-grid enthusiasts, and land banking investors in Washington County.
Breaking down to a competitive $3,312 per acre, this property sits well below the median price per acre for land in Washington County, which typically averages $6,300+ per acre.
Crucially, because the parcel directly borders the Wayne National Forest, the buyer gains direct, private access to an additional 145± acres of public land, effectively expanding their hunting footprint to over 225 contiguous acres.
Below is an expert breakdown covering property specifications, structural pros and cons, valuation mechanics, regional context, and a final purchase verdict.
Property Specifications at a Glance
| Metric / Property Feature | Specification Details | Strategic Land Takeaway |
|---|---|---|
| Asking Purchase Price | $265,000 ($3,312 / Acre baseline) | ~47% below Washington County median land prices |
| Total Lot Size | 80.00 Deeded Acres | Predominantly wooded with mature oak timber |
| Location | Township Road 366, Marietta, OH 45750 | Tucked in rural Washington County near the Ohio River |
| Adjoining Public Land | Wayne National Forest (145± Acres) | Direct boundary contact expands hunting territory |
| Cabin Structure | Off-Grid Rustic Cabin | Includes wood-burning stove; gas access available |
| Hunting Infrastructure | Food Plot, Deer Blind, 2 Tree Stands | Turn-key setup with active wildlife sign |
| Water Assets | On-Site Creek & Waterfall | Natural water sources attracting whitetail & turkey |
| Terrain & Access | Rolling to Steep Topography; Steep Road Access | Features natural funnels, ridges & interior trail system |
| Sub-Surface Rights | Mineral Rights Previously Reserved | Sub-surface oil, gas, and mineral rights do not convey |
| Annual Property Taxes | $3,324 / Year (~$277 / Month) | Predictable annual carrying cost for an 80-acre asset |
Core Value Drivers: Why This 80-Acre Tract Delivers High Equity
1. The Wayne National Forest Multiplier (145± Extra Acres)
The primary spatial advantage of this parcel is its direct boundary connection to the Wayne National Forest.
- Public Land Multiplier: Buying an 80-acre private parcel that borders 145 acres of federal forest land grants you the functional hunting, hiking, and wildlife management footprint of a 225-acre estate without paying property taxes or purchase costs on the extra acreage.
- Low Hunting Pressure: Because public access to this section of Wayne National Forest is restricted by surrounding topography and private borders, the adjoining public land suffers from minimal public hunting pressure.
2. Turn-Key Whitetail & Wildlife Infrastructure
Establishing food plots, clearing shooting lanes, and building trail networks on wooded mountain ground requires significant time and heavy machinery capital. This property comes ready on day one:
- Established Food Plot & Blind: Includes a pre-planted food plot paired with an elevated deer blind positioned along major wildlife travel funnels.
- Tree Stands Included: Equipped with two pre-installed tree stands positioned over natural terrain pinch points.
- Extensive Interior Trail System: While the road entry is steep, an established, well-developed trail network navigates across the ridges and hollows, allowing easy ATV/UTV movement across the entire 80 acres.
3. Mature Timber Value & Natural Water Assets
- Mature Oak Canopy: The forest consists predominantly of mature oak timber. Oaks provide heavy hard mast (acorns) to sustain whitetail deer and wild turkey populations while holding substantial standing timber value for future timber management.
- On-Site Creek & Waterfall: A flowing mountain creek and natural waterfall run through the acreage, providing continuous fresh water for game animals while enhancing the scenic retreat value.
4. Off-Grid Cabin Base Camp
- Rustic Shelter Included: Features a functional off-grid cabin equipped with a wood-burning stove for heating.
- Gas Line Access: Natural gas access is available near the property line, giving the new owner the option to run gas-powered appliances, heaters, or generators.
Critical Limitations & Liabilities to Factor In
A disciplined real estate analysis requires evaluating the physical hazards, legal exclusions, and site access hurdles before placing an offer.
1. Steep Road Access
- Entryway Elevation: The listing explicitly notes that access from Township Road 366 onto the property is steep. Buyers will need a high-clearance 4×4 vehicle or ATV/UTV to navigate the main entry during winter snow or heavy rain.
2. Mineral Rights Previously Reserved
- No Sub-Surface Conveyance: The mineral rights for this 80-acre tract were previously reserved by a prior owner and do not transfer with the sale. While surface rights remain fully protected for hunting and recreational building, the buyer will not receive oil or gas royalties.
3. Off-Grid Living Setup
- No Municipal Utilities Connected: The existing cabin operates entirely off-grid. Buyers wanting modern home conveniences will need to invest in a drilled well, septic tank, and solar power array or generator system.
Financial Analysis & Valuation Metrics
At $265,000, analyzing this listing requires comparing the purchase price against regional land baselines in Washington County, Ohio.
Regional Price Comparison Matrix
| Regional Market / Property Type | Price Per Acre | Total Price for 80 Acres (Equivalent) |
|---|---|---|
| Township Road 366 (Subject Property) | $3,312 / Acre | $265,000 (Actual List Price) |
| Washington County Median Land Price | $6,305 / Acre | $504,400 |
| Southeastern Ohio Timberland Average | $3,800 – $4,500 / Acre | $304,000 – $360,000 |
| National Forest Adjoining Tracts | $4,200 – $5,200 / Acre | $336,000 – $416,000 |
Estimated Monthly Carrying Cost Breakdown
| Expense Category | Estimated Monthly Cost | Calculation Basis & Notes |
|---|---|---|
| Principal & Interest | $1,358 / Month | Based on $265,000 purchase price with 20% down payment (Land/Cash Loan) |
| Property Taxes | $277 / Month | Derived from Washington County annual tax bill ($3,324/year) |
| Hazard / Land Liability Insurance | $55 / Month | Estimated vacant recreational land & cabin policy |
| Total Estimated Fixed Carrying Overhead | ~$1,690 / Month | Excludes variable fuel, solar & maintenance expenses |
Valuation Takeaway:
Valuing the 80 acres conservatively at the local timberland average of $3,800 per acre assigns $304,000 in raw land value. That means purchasing this property at $265,000 allows you to acquire the land, off-grid cabin, trail network, food plot, tree stands, and waterfall asset at a ~$39,000 instant equity discount relative to broader regional land baselines.
Location & Regional Proximity
Situated along Township Road 366 near Marietta, Ohio, the property balances deep woods isolation with quick access to the historic Ohio River valley.
| Destination / Landmark | Distance / Drive Time | Location Utility & Strategic Value |
|---|---|---|
| Wayne National Forest | Directly Bordering (0 Mins) | Access to 145± acres of public land & hiking trails |
| Marietta, OH (County Seat) | ~15 Minutes | Historic downtown, shopping, dining, medical & Ohio River docks |
| Parkersburg, WV | ~25 Minutes | Regional airport, major commercial centers & hospitals |
| Interstate 77 Corridor | ~15 Minutes | Direct highway connectivity north to Cleveland & south to WV |
| Columbus, OH | ~2.0 Hours | Major metropolitan airport & regional city commute |
Final Investment Verdict & Strategy
The Verdict: HIGHLY RECOMMENDED — An elite purchase for whitetail hunters, outdoorsmen, or land banking investors seeking 80 acres touching national forest land under $300,000.
Township Road 366 offers one of the most complete turn-key recreational land packages in southeastern Ohio. Securing 80 acres for $3,312 per acre with direct access to Wayne National Forest, an off-grid cabin, mature oak timber, food plots, tree stands, internal trails, and a natural waterfall—delivers unbeatable outdoor lifestyle utility.
Suggested Bidding & Negotiation Strategy:
Given that turnkey hunting tracts touching national forest land attract high demand from Midwest hunters, enter a clean offer between $248,000 and $258,000.
Ensure your purchase agreement includes contingencies to:
- Conduct a physical walk along the boundary lines bordering Wayne National Forest.
- Verify access easements and road maintenance responsibilities along Township Road 366.
- Inspect the structural integrity of the off-grid cabin and wood stove.
Listed on Zillow