OR-783135
9896 County Road 389
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Josephine County, Oregon. High-desert lots east of the Cascades, strict land-use rules west.
View Josephine market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
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 $29,231 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| OR-662992 Gravel · Full utilities | 7.4 | Jul 27, 2026 | $76,000 | 10,222 | 8,365 | 6.5 mi | 83 |
| OR-243123 Gravel · Power at road | 8.2 | Apr 10, 2026 | $51,600 | 6,319 | 6,426 | 6.1 mi | 82 |
| OR-143245 Dirt · Power at road | 8.9 | Jul 17, 2025 | $77,100 | 8,638 | 10,591 | 8.4 mi | 74 |
| OR-871652 Dirt · Power at road | 2.8 | Jul 23, 2026 | $23,300 | 8,302 | 9,244 | 1.6 mi | 73 |
| OR-853513 Dirt · Off grid | 10.8 | Dec 25, 2023 | $56,800 | 5,242 | 8,160 | 9.0 mi | 71 |
| OR-721580 Dirt · Power at road | 2.7 | Jan 12, 2026 | $16,500 | 6,187 | 7,031 | 1.6 mi | 67 |
| OR-794294 Dirt · Power at road | 19.1 | May 17, 2025 | $89,000 | 4,668 | 6,206 | 8.6 mi | 66 |
| OR-901923 Paved · Power at road | 3.4 | Feb 8, 2025 | $23,500 | 6,863 | 5,944 | 11.2 mi | 61 |
| OR-551924 Dirt · Power at road | 3.4 | Apr 26, 2024 | $24,600 | 7,178 | 8,796 | 9.6 mi | 61 |
| OR-484801 Gravel · Off grid | 27.5 | Dec 19, 2024 | $107,900 | 3,919 | 5,637 | 5.3 mi | 60 |
Show adjustment detail for the top comp
- Tract size (7.43 ac → 8.24 ac)-0.7%
- Access (Gravel → Paved)+18.0%
- Utilities (Full utilities → Off grid)-30.3%
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.