OR-280193
3832 County Road 206
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Douglas County, Oregon. High-desert lots east of the Cascades, strict land-use rules west.
View Douglas market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
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 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 $1,511 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| OR-900657 Paved · Power at road | 1.4 | Oct 5, 2025 | $11,300 | 8,278 | 4,218 | 18.1 mi | 66 |
| OR-291613 Gravel · Power at road | 2.7 | Nov 20, 2025 | $12,800 | 4,697 | 2,848 | 6.4 mi | 64 |
| OR-961673 Paved · Power at road | 2.9 | Sep 28, 2025 | $17,400 | 6,087 | 3,150 | 15.7 mi | 62 |
| OR-422291 Dirt · Power at road | 4.5 | Mar 7, 2026 | $32,000 | 7,168 | 5,078 | 6.5 mi | 62 |
| OR-131115 Gravel · Off grid | 1.9 | Apr 28, 2024 | $6,100 | 3,190 | 2,401 | 9.8 mi | 61 |
| OR-822492 Gravel · Power at road | 5.2 | Dec 25, 2024 | $30,600 | 5,926 | 3,813 | 6.8 mi | 54 |
| OR-922016 Gravel · Power at road | 3.7 | Jul 9, 2024 | $26,900 | 7,343 | 4,743 | 10.3 mi | 52 |
Show adjustment detail for the top comp
- Access (Paved → Landlocked)-42.4%
- Utilities (Power at road → Off grid)-15.0%
- Market time (10 mo)+3.6%
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.