OR-487966
7862 County Road 45
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
3,886 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 8 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 $313,396 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| OR-708183 Dirt · Power at road | 319.1 | Jul 27, 2026 | $806,700 | 2,528 | 3,093 | 14.3 mi | 82 |
| OR-768398 Dirt · Off grid | 372.9 | Mar 3, 2026 | $737,500 | 1,978 | 3,031 | 2.2 mi | 81 |
| OR-328160 Paved · Off grid | 313.8 | Aug 6, 2025 | $1,268,200 | 4,041 | 4,391 | 7.7 mi | 79 |
| OR-318202 Gravel · Power at road | 323.5 | Mar 17, 2025 | $1,622,300 | 5,015 | 5,600 | 1.8 mi | 76 |
| OR-678574 Gravel · Power at road | 423.6 | Jul 27, 2026 | $1,432,800 | 3,383 | 3,870 | 13.1 mi | 73 |
| OR-517386 Landlocked · Full utilities | 179.1 | Jul 1, 2026 | $767,900 | 4,287 | 4,629 | 14.0 mi | 73 |
| OR-766746 Dirt · Power at road | 112.7 | Jun 6, 2024 | $465,100 | 4,128 | 4,133 | 9.8 mi | 57 |
| OR-146665 Dirt · Power at road | 106.3 | Oct 8, 2024 | $581,500 | 5,473 | 5,329 | 11.8 mi | 56 |
Show adjustment detail for the top comp
- Tract size (319.08 ac → 272.66 ac)+4.7%
- Access (Dirt → Paved)+37.2%
- Utilities (Power at road → Off grid)-15.0%
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.