CO-512488
9335 County Road 188
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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.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
391 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 8 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 $15,117 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-822376 Landlocked · Power at road | 5.0 | Apr 6, 2026 | $32,400 | 6,438 | 11,680 | 2.2 mi | 83 |
| CO-460858 Gravel · Power at road | 1.7 | Jul 27, 2026 | $11,800 | 7,049 | 8,313 | 3.0 mi | 78 |
| CO-892857 Dirt · Full utilities | 7.1 | Nov 1, 2025 | $46,900 | 6,581 | 8,022 | 7.9 mi | 75 |
| CO-484091 Gravel · Power at road | 17.4 | Jul 27, 2026 | $136,100 | 7,809 | 10,479 | 10.2 mi | 69 |
| CO-960976 Dirt · Power at road | 1.8 | Jun 3, 2026 | $10,800 | 5,908 | 8,164 | 9.1 mi | 67 |
| CO-633520 Dirt · Power at road | 11.5 | Nov 30, 2024 | $54,300 | 4,713 | 7,537 | 6.1 mi | 62 |
| CO-340875 Gravel · Power at road | 1.7 | Jan 24, 2025 | $10,200 | 5,997 | 7,520 | 13.6 mi | 62 |
| CO-594161 Gravel · Off grid | 18.3 | Sep 12, 2024 | $116,300 | 6,344 | 10,867 | 5.6 mi | 59 |
Show adjustment detail for the top comp
- Access (Landlocked → Gravel)+47.1%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (4 mo)+1.5%
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.