OR-508020
6687 County Road 386
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Sherman County, Oregon. High-desert lots east of the Cascades, strict land-use rules west.
View Sherman 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.
1,863 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 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 $233,776 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| OR-448454 Gravel · Power at road | 388.3 | Jul 27, 2026 | $1,459,500 | 3,759 | 3,020 | 3.3 mi | 86 |
| OR-147615 Paved · Full utilities | 211.4 | Jul 2, 2025 | $1,222,500 | 5,782 | 2,827 | 8.6 mi | 75 |
| OR-646441 Dirt · Power at road | 90.3 | Jun 22, 2026 | $462,100 | 5,115 | 3,220 | 3.7 mi | 73 |
| OR-196550 Gravel · Power at road | 97.8 | Jul 27, 2026 | $590,500 | 6,041 | 3,320 | 2.9 mi | 72 |
| OR-309699 Dirt · Power at road | 956.9 | Jul 27, 2026 | $3,363,200 | 3,515 | 4,322 | 5.5 mi | 72 |
| OR-406572 Gravel · Off grid | 99.3 | Jul 27, 2026 | $703,400 | 7,082 | 4,598 | 7.0 mi | 71 |
| OR-926302 Dirt · Off grid | 81.7 | Jun 4, 2026 | $353,000 | 4,322 | 3,132 | 7.6 mi | 70 |
| OR-879685 Gravel · Off grid | 947.2 | Jul 10, 2026 | $3,009,900 | 3,178 | 3,948 | 5.7 mi | 70 |
| OR-626900 Landlocked · Off grid | 126.0 | Oct 16, 2025 | $356,200 | 2,828 | 2,960 | 6.6 mi | 68 |
| OR-626997 Gravel · Off grid | 135.1 | Apr 28, 2025 | $903,000 | 6,683 | 4,937 | 6.5 mi | 66 |
Show adjustment detail for the top comp
- Tract size (388.29 ac → 283.54 ac)+9.7%
- Access (Gravel → Dirt)-14.0%
- 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.