WY-568087
842 County Road 198
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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?
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.
4,976 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 $185,800 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| WY-848578 Landlocked · Off grid | 749.6 | Jul 27, 2026 | $292,000 | 390 | 640 | 7.0 mi | 80 |
| WY-348059 Gravel · Off grid | 514.7 | Nov 12, 2025 | $763,800 | 1,484 | 1,522 | 12.8 mi | 80 |
| WY-607492 Gravel · Power at road | 341.3 | May 8, 2025 | $465,400 | 1,363 | 1,073 | 9.1 mi | 74 |
| WY-446433 Gravel · Off grid | 158.5 | Nov 21, 2025 | $286,400 | 1,807 | 1,318 | 4.5 mi | 69 |
| WY-948576 Gravel · Full utilities | 748.5 | Dec 12, 2023 | $1,385,600 | 1,851 | 1,599 | 6.8 mi | 67 |
| WY-837615 Dirt · Full utilities | 373.1 | Jun 26, 2024 | $409,000 | 1,096 | 874 | 7.5 mi | 66 |
| WY-776858 Paved · Full utilities | 215.6 | May 25, 2025 | $724,900 | 3,362 | 1,608 | 9.6 mi | 65 |
| WY-499748 Dirt · Off grid | 1749.6 | Feb 15, 2024 | $844,200 | 483 | 900 | 6.3 mi | 61 |
| WY-466364 Gravel · Full utilities | 150.8 | Jan 19, 2024 | $263,100 | 1,745 | 941 | 8.1 mi | 56 |
Show adjustment detail for the top comp
- Tract size (749.62 ac → 525.25 ac)+11.5%
- Access (Landlocked → Gravel)+47.1%
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.