WY-880763
1309 County Road 106
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Niobrara County, Wyoming. Large grazing tracts and no-zoning recreational subdivisions.
View Niobrara market data →Step 1 · Is this a deal?
3 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.
294 ft of deeded road frontage.
Power at or near the road.
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 $3,027 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| WY-141024 Dirt · Power at road | 3.1 | Feb 15, 2024 | $9,800 | 3,101 | 4,726 | 5.7 mi | 75 |
| WY-510967 Dirt · Power at road | 3.0 | Mar 8, 2024 | $9,200 | 3,039 | 4,615 | 9.0 mi | 74 |
| WY-652093 Paved · Power at road | 6.8 | Jul 27, 2026 | $18,200 | 2,671 | 2,783 | 9.0 mi | 74 |
| WY-461437 Gravel · Power at road | 4.3 | Dec 25, 2024 | $11,800 | 2,779 | 3,560 | 13.1 mi | 69 |
| WY-631156 Dirt · Off grid | 3.5 | Jan 4, 2025 | $6,000 | 1,718 | 2,985 | 8.5 mi | 68 |
| WY-721987 Paved · Off grid | 6.3 | Sep 29, 2024 | $20,700 | 3,274 | 4,302 | 10.7 mi | 65 |
| WY-961680 Dirt · Full utilities | 5.1 | Mar 7, 2025 | $12,300 | 2,433 | 2,971 | 12.8 mi | 61 |
| WY-452195 Gravel · Power at road | 7.4 | Nov 24, 2023 | $20,400 | 2,768 | 3,803 | 7.0 mi | 57 |
Show adjustment detail for the top comp
- Tract size (3.15 ac → 2.61 ac)+0.5%
- Access (Dirt → Paved)+37.2%
- Market time (30 mo)+10.5%
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.