CA-889208
5487 County Road 164
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Ventura County, California. Wide spread between Central Valley ag ground and buildable foothill parcels.
View Ventura market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
4,647 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 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 $1,894,538 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CA-808238 Dirt · Power at road | 312.5 | Jul 27, 2026 | $2,129,300 | 6,814 | 6,750 | 3.7 mi | 83 |
| CA-769726 Paved · Full utilities | 918.4 | Jul 27, 2026 | $6,039,700 | 6,577 | 5,392 | 5.1 mi | 82 |
| CA-459742 Landlocked · Power at road | 929.1 | May 15, 2026 | $4,110,700 | 4,425 | 7,772 | 8.9 mi | 79 |
| CA-949926 Paved · Off grid | 1061.5 | Jul 27, 2026 | $6,989,200 | 6,584 | 8,104 | 4.4 mi | 77 |
| CA-939125 Paved · Off grid | 594.2 | Sep 7, 2024 | $3,737,800 | 6,290 | 6,987 | 0.1 mi | 77 |
| CA-647648 Dirt · Off grid | 203.8 | Jul 27, 2026 | $1,518,400 | 7,450 | 7,684 | 5.9 mi | 76 |
| CA-468412 Gravel · Full utilities | 354.5 | Sep 21, 2025 | $3,704,800 | 10,451 | 7,843 | 6.5 mi | 75 |
| CA-178951 Dirt · Full utilities | 523.8 | Apr 14, 2024 | $4,778,700 | 9,123 | 9,467 | 8.2 mi | 73 |
| CA-958705 Landlocked · Off grid | 438.3 | Oct 15, 2025 | $1,765,900 | 4,029 | 6,779 | 6.6 mi | 72 |
| CA-619836 Dirt · Off grid | 994.5 | May 16, 2025 | $5,126,700 | 5,155 | 8,960 | 5.2 mi | 71 |
Show adjustment detail for the top comp
- Tract size (312.51 ac → 631.02 ac)-19.0%
- Utilities (Power at road → Full utilities)+22.0%
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.