WA-250430
3165 County Road 182
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Cowlitz County, Washington. Eastern Washington irrigated ground and Cascade foothill lots.
View Cowlitz market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
202 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $2,088 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| WA-421086 Paved · Off grid | 1.5 | Nov 13, 2025 | $20,000 | 12,982 | 11,418 | 5.0 mi | 79 |
| WA-901056 Landlocked · Off grid | 1.5 | Feb 7, 2026 | $5,900 | 3,906 | 5,902 | 9.5 mi | 78 |
| WA-611122 Dirt · Power at road | 1.6 | Jun 29, 2026 | $13,200 | 8,366 | 8,366 | 6.1 mi | 76 |
| WA-500199 Gravel · Off grid | 0.8 | Apr 5, 2024 | $6,400 | 7,898 | 8,668 | 7.5 mi | 73 |
| WA-291037 Gravel · Power at road | 1.5 | Oct 13, 2025 | $14,200 | 9,601 | 8,494 | 11.3 mi | 71 |
| WA-412084 Dirt · Power at road | 3.2 | Jan 22, 2026 | $20,000 | 6,313 | 6,530 | 7.5 mi | 67 |
| WA-352161 Gravel · Full utilities | 3.4 | Nov 23, 2024 | $46,900 | 13,985 | 10,702 | 6.9 mi | 64 |
| WA-431666 Landlocked · Power at road | 2.3 | Jan 6, 2024 | $20,300 | 8,684 | 12,214 | 3.8 mi | 59 |
Show adjustment detail for the top comp
- Tract size (1.54 ac → 0.96 ac)+0.6%
- Access (Paved → Gravel)-15.3%
- Market time (9 mo)+3.2%
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.