CO-328164
3117 County Road 104
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Baca County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Baca market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
3,744 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 6 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 $1,191,326 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-107773 Paved · Off grid | 251.0 | Sep 15, 2025 | $833,100 | 3,319 | 3,862 | 9.6 mi | 71 |
| CO-139806 Landlocked · Full utilities | 1094.8 | Jun 22, 2026 | $2,087,400 | 1,907 | 4,051 | 6.5 mi | 69 |
| CO-666714 Dirt · Off grid | 116.6 | Feb 16, 2025 | $400,200 | 3,433 | 4,555 | 6.3 mi | 64 |
| CO-897079 Gravel · Full utilities | 151.8 | Mar 4, 2024 | $483,700 | 3,186 | 2,816 | 9.9 mi | 62 |
| CO-267089 Landlocked · Full utilities | 152.9 | Nov 9, 2024 | $574,200 | 3,754 | 4,762 | 10.6 mi | 61 |
| CO-206510 Dirt · Off grid | 100.5 | Jun 30, 2025 | $427,500 | 4,252 | 5,357 | 10.6 mi | 58 |
Show adjustment detail for the top comp
- Tract size (251.03 ac → 333.23 ac)-7.9%
- Access (Paved → Gravel)-15.3%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (11 mo)+3.8%
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.