WI-648021
2584 County Road 395
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Bayfield County, Wisconsin. Driftless recreational tracts and northwoods hunting land.
View Bayfield market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $157,007 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| WI-347991 Paved · Power at road | 196.0 | Apr 17, 2026 | $331,700 | 1,693 | 835 | 3.9 mi | 88 |
| WI-667446 Gravel · Full utilities | 132.1 | Jul 27, 2026 | $354,600 | 2,685 | 1,139 | 7.8 mi | 81 |
| WI-647815 Dirt · Power at road | 172.5 | Mar 23, 2026 | $302,000 | 1,750 | 1,148 | 6.0 mi | 79 |
| WI-927899 Landlocked · Full utilities | 183.3 | Jan 22, 2026 | $318,300 | 1,736 | 1,208 | 11.2 mi | 79 |
| WI-446854 Gravel · Off grid | 86.0 | Jul 27, 2026 | $126,700 | 1,473 | 806 | 10.9 mi | 76 |
| WI-487032 Paved · Power at road | 97.8 | Jul 14, 2026 | $498,600 | 5,096 | 2,075 | 13.2 mi | 69 |
| WI-758863 Dirt · Off grid | 368.6 | Jan 31, 2025 | $332,900 | 903 | 906 | 13.6 mi | 62 |
| WI-626363 Paved · Full utilities | 60.3 | May 26, 2026 | $349,500 | 5,800 | 1,742 | 14.3 mi | 62 |
| WI-836529 Dirt · Power at road | 68.0 | Sep 10, 2024 | $218,200 | 3,210 | 1,774 | 9.7 mi | 56 |
Show adjustment detail for the top comp
- Tract size (195.98 ac → 200.29 ac)-0.6%
- Access (Paved → Landlocked)-42.4%
- Utilities (Power at road → Off grid)-15.0%
- Market time (4 mo)+1.4%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.