SOUTH BLOOMFIELD, Ohio — A farm field at the southeast corner of U.S. 23 and state Route 316 is listed for $13.9 million, roughly 90 times the value Pickaway County taxes it on, and it is being marketed for retail, offices and apartments — even though the village zoning map classifies most of the land as low-density residential, according to the listing and county records.
The undeveloped parcel, listed as 0 U.S. 23 Highway, covers 75.949 acres in Pickaway County Auditor data; the listing markets it as about 76.4 acres. The owner of record is Rivers South LLC, according to auditor data carried in the county’s geographic information system and updated Oct. 30.
The property has been on the market since Oct. 20, 2025, at an unchanged asking price of $13,917,996 — $182,244 an acre — through listing broker Randy J. Best of Best Corporate Real Estate, according to the MLS listing, No. 225039799, which also appears on LoopNet and Crexi. The county’s taxable assessed value on the parcel is $153,860, land only, with no improvements, and its annual tax bill is $2,849, according to the listing and county tax records.
The MLS listing describes the zoning simply as “Commercial” and pitches the site for retail, big-box stores, shopping centers, offices, medical uses, apartments and housing. The village of South Bloomfield zoning map, as carried in county GIS records, tells a narrower story: only a strip along the U.S. 23 frontage is zoned Highway Commercial, while the rest of the site — including the entire Route 316 frontage — is Low Density Residential. Single-family houses are permitted outright in that district; apartments or a site-wide retail build-out would first require the village to rezone the land. County records place the parcel outside any tax increment financing district.
The field sits about nine miles, in a straight line, from Rickenbacker International Airport, where Anduril Industries’ Arsenal-1 plant went into production in July 2026 and is projected to employ 4,008 people by 2035, according to JobsOhio. The listing itself never mentions Anduril — it sells the signalized corner and a U.S. 23 traffic count of about 33,066 vehicles a day. The Anduril framing arrived with news coverage of the listing this week, led by a Columbus Business First story on Nov. 10 — the only prior coverage the listing has drawn, more than a year after it went on the market.
The asking price also stands well above neighboring asks in the corridor, according to the listings. A 395-acre tract directly across U.S. 23 is marketed at about $38,818 an acre, and a 201-acre site near Ashville that advertises its proximity to Anduril asks about $65,000 an acre. Only a small 25-acre split nearby — already zoned Highway Commercial — asks more per acre, at about $280,000.
For any buyer, the gap between the pitch and the map is the deal’s central fact: the land is offered as it sits, and putting the advertised mix on most of it would require a rezoning approved by the village.
