WA-858658
2515 County Road 185
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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?
4 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.
1,826 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 9 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 $347,680 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| WA-118402 Paved · Off grid | 307.9 | Aug 2, 2025 | $1,688,600 | 5,483 | 5,419 | 1.0 mi | 82 |
| WA-159062 Dirt · Off grid | 496.7 | May 17, 2026 | $1,371,100 | 2,760 | 4,177 | 8.2 mi | 79 |
| WA-967368 Dirt · Power at road | 145.6 | Jul 27, 2026 | $436,400 | 2,998 | 2,691 | 3.6 mi | 73 |
| WA-137235 Dirt · Power at road | 132.2 | Jul 27, 2026 | $429,100 | 3,245 | 2,840 | 10.1 mi | 72 |
| WA-656966 Gravel · Power at road | 108.8 | Jul 19, 2026 | $480,100 | 4,412 | 3,162 | 1.3 mi | 71 |
| WA-267022 Dirt · Off grid | 113.3 | Jul 27, 2026 | $564,000 | 4,977 | 4,926 | 7.6 mi | 69 |
| WA-657299 Dirt · Off grid | 138.5 | May 29, 2025 | $530,300 | 3,829 | 4,185 | 5.5 mi | 69 |
| WA-647122 Landlocked · Off grid | 121.8 | Dec 27, 2023 | $422,600 | 3,469 | 4,901 | 7.3 mi | 57 |
| WA-736975 Gravel · Power at road | 109.5 | Feb 6, 2025 | $612,300 | 5,590 | 4,256 | 11.3 mi | 55 |
Show adjustment detail for the top comp
- Tract size (307.95 ac → 370.69 ac)-5.3%
- Market time (12 mo)+4.4%
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.