WI-838193
9696 County Road 164
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Vilas County, Wisconsin. Driftless recreational tracts and northwoods hunting land.
View Vilas market data →Step 1 · Is this a deal?
5 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.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $225,029 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| WI-188603 Gravel · Full utilities | 305.3 | Jul 27, 2026 | $1,377,400 | 4,511 | 2,333 | 9.3 mi | 82 |
| WI-758190 Paved · Off grid | 226.4 | Dec 17, 2025 | $1,143,000 | 5,049 | 2,989 | 7.6 mi | 81 |
| WI-288579 Landlocked · Off grid | 300.1 | Nov 10, 2024 | $635,200 | 2,117 | 2,464 | 9.7 mi | 76 |
| WI-828260 Dirt · Power at road | 238.2 | Mar 2, 2024 | $715,400 | 3,004 | 2,258 | 4.1 mi | 72 |
| WI-887840 Dirt · Power at road | 175.7 | Jul 4, 2025 | $648,600 | 3,692 | 2,419 | 7.8 mi | 71 |
| WI-428916 Gravel · Power at road | 383.0 | Apr 30, 2026 | $983,400 | 2,567 | 1,749 | 11.9 mi | 71 |
| WI-826663 Dirt · Full utilities | 74.9 | Jul 27, 2026 | $429,200 | 5,731 | 2,376 | 7.5 mi | 68 |
Show adjustment detail for the top comp
- Tract size (305.33 ac → 226.87 ac)+8.9%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Full utilities → Off grid)-30.3%
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.