WY-446433
8887 County Road 98
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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.
2,681 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $140,129 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| WY-105819 Gravel · Power at road | 101.6 | Jul 27, 2026 | $264,900 | 2,608 | 1,980 | 3.2 mi | 82 |
| WY-355891 Gravel · Power at road | 107.0 | May 17, 2025 | $238,900 | 2,232 | 1,803 | 2.4 mi | 79 |
| WY-846054 Paved · Power at road | 120.4 | Dec 13, 2025 | $364,800 | 3,029 | 2,087 | 0.5 mi | 79 |
| WY-466364 Gravel · Full utilities | 150.8 | Jan 19, 2024 | $263,100 | 1,745 | 1,329 | 5.3 mi | 74 |
| WY-826153 Paved · Off grid | 129.4 | Aug 14, 2024 | $188,500 | 1,457 | 1,269 | 7.4 mi | 71 |
| WY-776858 Paved · Full utilities | 215.6 | May 25, 2025 | $724,900 | 3,362 | 2,272 | 7.6 mi | 70 |
| WY-568087 Gravel · Off grid | 525.3 | Apr 10, 2025 | $462,200 | 880 | 1,314 | 4.5 mi | 65 |
| WY-348059 Gravel · Off grid | 514.7 | Nov 12, 2025 | $763,800 | 1,484 | 2,150 | 10.1 mi | 65 |
| WY-607492 Gravel · Power at road | 341.3 | May 8, 2025 | $465,400 | 1,363 | 1,517 | 9.4 mi | 65 |
| WY-837615 Dirt · Full utilities | 373.1 | Jun 26, 2024 | $409,000 | 1,096 | 1,234 | 3.8 mi | 61 |
Show adjustment detail for the top comp
- Tract size (101.58 ac → 158.49 ac)-10.9%
- 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.