WA-647122
3957 County Road 81
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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?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 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 $237,444 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| WA-267022 Dirt · Off grid | 113.3 | Jul 27, 2026 | $564,000 | 4,977 | 3,872 | 3.1 mi | 92 |
| WA-137235 Dirt · Power at road | 132.2 | Jul 27, 2026 | $429,100 | 3,245 | 2,233 | 7.1 mi | 83 |
| WA-967368 Dirt · Power at road | 145.6 | Jul 27, 2026 | $436,400 | 2,998 | 2,115 | 4.3 mi | 83 |
| WA-616389 Gravel · Off grid | 71.6 | Jul 27, 2026 | $368,600 | 5,145 | 3,084 | 7.7 mi | 82 |
| WA-656966 Gravel · Power at road | 108.8 | Jul 19, 2026 | $480,100 | 4,412 | 2,486 | 8.3 mi | 82 |
| WA-657299 Dirt · Off grid | 138.5 | May 29, 2025 | $530,300 | 3,829 | 3,290 | 4.5 mi | 77 |
| WA-156605 Dirt · Power at road | 83.8 | Jun 27, 2026 | $319,000 | 3,808 | 2,347 | 8.9 mi | 77 |
| WA-736975 Gravel · Power at road | 109.5 | Feb 6, 2025 | $612,300 | 5,590 | 3,346 | 10.0 mi | 71 |
| WA-858658 Paved · Off grid | 370.7 | Jul 11, 2026 | $1,263,400 | 3,408 | 2,690 | 7.3 mi | 71 |
| WA-255550 Dirt · Power at road | 39.0 | Jul 27, 2026 | $274,800 | 7,045 | 3,687 | 4.7 mi | 70 |
Show adjustment detail for the top comp
- Tract size (113.32 ac → 121.83 ac)-1.8%
- Access (Dirt → Landlocked)-20.9%
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.