NV-163851
8257 County Road 197
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Douglas County, Nevada. Basin-and-range off-grid parcels; the classic low-entry flipping market.
View Douglas market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,058 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $27,350 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NV-314011 Dirt · Power at road | 23.8 | Nov 10, 2023 | $35,000 | 1,472 | 1,670 | 6.4 mi | 74 |
| NV-404879 Paved · Off grid | 44.6 | Jul 27, 2026 | $89,000 | 1,998 | 1,937 | 5.8 mi | 73 |
| NV-853229 Dirt · Full utilities | 13.5 | May 1, 2025 | $38,000 | 2,821 | 2,314 | 8.6 mi | 69 |
| NV-494540 Paved · Off grid | 34.9 | Jan 23, 2025 | $81,300 | 2,333 | 2,299 | 13.8 mi | 66 |
| NV-972384 Paved · Off grid | 7.3 | Jul 27, 2026 | $21,200 | 2,896 | 2,249 | 11.9 mi | 66 |
| NV-985243 Gravel · Full utilities | 58.0 | Sep 30, 2025 | $189,200 | 3,261 | 2,835 | 9.4 mi | 61 |
| NV-172186 Paved · Power at road | 6.3 | Aug 28, 2024 | $19,000 | 3,000 | 2,121 | 12.7 mi | 55 |
Show adjustment detail for the top comp
- Tract size (23.76 ac → 21.16 ac)+1.6%
- Market time (33 mo)+11.6%
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.