WA-544524
3438 County Road 196
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Lewis County, Washington. Eastern Washington irrigated ground and Cascade foothill lots.
View Lewis 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.
Moderate flood hazard on part of the tract.
713 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 7 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 $40,093 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| WA-514520 Landlocked · Full utilities | 18.5 | Jul 27, 2026 | $72,300 | 3,906 | 3,448 | 13.5 mi | 82 |
| WA-204245 Landlocked · Power at road | 15.2 | Oct 12, 2025 | $48,300 | 3,183 | 3,462 | 6.9 mi | 75 |
| WA-763214 Paved · Off grid | 7.2 | Jul 27, 2026 | $40,800 | 5,682 | 3,811 | 7.0 mi | 72 |
| WA-174762 Landlocked · Power at road | 22.0 | Dec 10, 2023 | $98,000 | 4,447 | 5,438 | 2.3 mi | 71 |
| WA-653249 Gravel · Full utilities | 7.4 | Mar 21, 2026 | $50,000 | 6,780 | 3,799 | 7.6 mi | 67 |
| WA-433256 Paved · Power at road | 7.4 | Oct 16, 2025 | $77,700 | 10,498 | 6,191 | 7.9 mi | 64 |
| WA-463055 Landlocked · Power at road | 6.4 | Dec 23, 2025 | $23,600 | 3,693 | 3,718 | 10.2 mi | 63 |
Show adjustment detail for the top comp
- Access (Landlocked → Dirt)+26.5%
- 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.