Comparable sales & offer analysis
Parcel WY-446433
Niobrara County, WY · 158 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$295,000
Adjusted value
$271,027
Value range
$210,532–$331,521
Comp $/acre
$1,710/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +8.8% versus the adjusted value.
Offer position
Max allowable offer
$154,872
Offer $/acre
$977/ac
Projected profit
$81,308
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| WY-105819 | 101.6 | Jul 27, 2026 | $264,900 | 2,608 | 1,980 | 82 |
| WY-355891 | 107.0 | May 17, 2025 | $238,900 | 2,232 | 1,803 | 79 |
| WY-846054 | 120.4 | Dec 13, 2025 | $364,800 | 3,029 | 2,087 | 79 |
| WY-466364 | 150.8 | Jan 19, 2024 | $263,100 | 1,745 | 1,329 | 74 |
| WY-826153 | 129.4 | Aug 14, 2024 | $188,500 | 1,457 | 1,269 | 71 |
| WY-776858 | 215.6 | May 25, 2025 | $724,900 | 3,362 | 2,272 | 70 |
| WY-568087 | 525.3 | Apr 10, 2025 | $462,200 | 880 | 1,314 | 65 |
| WY-348059 | 514.7 | Nov 12, 2025 | $763,800 | 1,484 | 2,150 | 65 |
| WY-607492 | 341.3 | May 8, 2025 | $465,400 | 1,363 | 1,517 | 65 |
| WY-837615 | 373.1 | Jun 26, 2024 | $409,000 | 1,096 | 1,234 | 61 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.