Williams County, ND · Sold

ND-415829

8425 County Road 164

$101,800

$1,298/ac · 78.45 ac

Offer report Market this tract

Acreage78.45 ac

Price per acre$1,298/ac

ZoningAgricultural

Road accessDirt

UtilitiesPower at road

TopographySloped

ListedJul 30, 2024

Coordinates48.3056, -103.4658

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Williams County, North Dakota. Small-grain ground and prairie pothole hunting land.

View Williams market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands0.7% of tract

Little to no mapped wetland coverage.

Average slope25.6%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,083 ft of deeded road frontage.

Power51 ft away

Power at or near the road.

Buildable area46.74 of 78.45 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$95,665

$71,508 – $119,821 · $1,219/ac on 78.45 ac

Asking vs estimate

+6.4%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $101,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$54,666

$697/ac · +30.0% target margin

You need $47,134 off asking to hit this margin.

All-in cost$59,313

Net resale$88,012

Projected profit$28,699

ROI+48.4%

Annualized+69.2%

Break-even resale$822/ac

Profit if resale lands off target

-20%

$11,097

-10%

$19,898

$28,699

+10%

$37,500

+20%

$46,301

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
ND-816167 Dirt · Off grid	100.2	Jun 25, 2026	$110,600	1,104	1,385	6.0 mi	83
ND-575192 Gravel · Power at road	49.5	Jul 27, 2026	$64,700	1,309	1,022	3.2 mi	82
ND-335485 Landlocked · Off grid	61.1	Jul 27, 2026	$54,500	892	1,258	7.8 mi	80
ND-177017 Dirt · Full utilities	185.5	Jul 27, 2026	$157,600	849	869	1.5 mi	78
ND-425930 Gravel · Power at road	84.4	Jun 25, 2025	$84,100	997	914	10.0 mi	75
ND-775144 Gravel · Power at road	47.8	Jul 17, 2025	$65,200	1,366	1,104	2.8 mi	73
ND-497077 Paved · Full utilities	193.7	Jun 18, 2026	$275,800	1,423	1,079	5.2 mi	71
ND-316406 Gravel · Power at road	119.2	Nov 21, 2024	$223,400	1,875	1,915	3.1 mi	71
ND-147520 Dirt · Off grid	267.1	Jul 7, 2026	$179,900	674	1,099	5.4 mi	71
ND-907433 Dirt · Off grid	250.7	Mar 17, 2026	$251,800	1,004	1,630	8.2 mi	67

Show adjustment detail for the top comp

Tract size (100.21 ac → 78.45 ac)+6.0%
Utilities (Off grid → Power at road)+17.6%
Market time (2 mo)+0.6%

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.

Build the listing kit Post a deal or JV