WA-366350
849 County Road 176
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Douglas County, Washington. Eastern Washington irrigated ground and Cascade foothill lots.
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.
Outside the mapped floodplain.
1,003 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 10 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 $159,408 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| WA-156605 Dirt · Power at road | 83.8 | Jun 27, 2026 | $319,000 | 3,808 | 3,396 | 8.8 mi | 86 |
| WA-616389 Gravel · Off grid | 71.6 | Jul 27, 2026 | $368,600 | 5,145 | 4,463 | 13.0 mi | 83 |
| WA-267022 Dirt · Off grid | 113.3 | Jul 27, 2026 | $564,000 | 4,977 | 5,604 | 8.8 mi | 80 |
| WA-137235 Dirt · Power at road | 132.2 | Jul 27, 2026 | $429,100 | 3,245 | 3,231 | 2.9 mi | 79 |
| WA-255550 Dirt · Power at road | 39.0 | Jul 27, 2026 | $274,800 | 7,045 | 5,336 | 10.1 mi | 76 |
| WA-967368 Dirt · Power at road | 145.6 | Jul 27, 2026 | $436,400 | 2,998 | 3,061 | 7.5 mi | 75 |
| WA-875714 Gravel · Off grid | 43.9 | Nov 2, 2025 | $247,600 | 5,637 | 4,552 | 3.6 mi | 74 |
| WA-656966 Gravel · Power at road | 108.8 | Jul 19, 2026 | $480,100 | 4,412 | 3,597 | 11.6 mi | 74 |
| WA-406212 Paved · Full utilities | 63.0 | Jul 2, 2025 | $786,700 | 12,483 | 6,493 | 10.7 mi | 72 |
| WA-635893 Gravel · Off grid | 50.0 | Apr 19, 2024 | $215,800 | 4,314 | 3,797 | 4.0 mi | 70 |
Show adjustment detail for the top comp
- Tract size (83.78 ac → 69.64 ac)+4.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (2 mo)+0.6%
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.