AK-283349
3802 County Road 85
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Skagway County, Alaska. Remote off-grid acreage; access and season length drive value more than size.
View Skagway 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.
830 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 $6,823 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| AK-883749 Gravel · Power at road | 24.2 | Mar 21, 2026 | $27,700 | 1,146 | 1,477 | 4.0 mi | 81 |
| AK-513855 Dirt · Full utilities | 26.1 | Mar 30, 2026 | $30,000 | 1,150 | 1,427 | 8.7 mi | 80 |
| AK-952566 Dirt · Power at road | 10.3 | Jul 27, 2026 | $10,600 | 1,029 | 1,383 | 2.5 mi | 79 |
| AK-812981 Gravel · Power at road | 13.9 | Oct 1, 2025 | $20,800 | 1,497 | 1,839 | 4.5 mi | 77 |
| AK-144127 Landlocked · Power at road | 31.8 | Jul 27, 2026 | $22,400 | 705 | 1,374 | 4.2 mi | 77 |
| AK-313599 Dirt · Off grid | 21.7 | Sep 29, 2024 | $20,100 | 926 | 1,706 | 2.4 mi | 73 |
| AK-751880 Dirt · Full utilities | 6.3 | Jul 27, 2026 | $8,900 | 1,418 | 1,510 | 8.8 mi | 70 |
| AK-611944 Paved · Off grid | 6.5 | Aug 10, 2024 | $6,600 | 1,004 | 1,213 | 2.4 mi | 61 |
Show adjustment detail for the top comp
- Tract size (24.19 ac → 18.1 ac)+3.9%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (5 mo)+1.7%
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.