NM-837020
2582 County Road 198
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Chaves County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Chaves market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
3,367 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $86,994 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-266151 Gravel · Full utilities | 124.9 | Jul 16, 2026 | $172,000 | 1,377 | 957 | 8.0 mi | 78 |
| NM-137701 Dirt · Power at road | 383.9 | Jul 6, 2026 | $254,700 | 663 | 897 | 6.8 mi | 76 |
| NM-207581 Gravel · Full utilities | 351.9 | Nov 24, 2025 | $334,900 | 952 | 907 | 5.0 mi | 73 |
| NM-286663 Dirt · Power at road | 181.0 | Jan 17, 2025 | $107,900 | 596 | 690 | 2.3 mi | 73 |
| NM-306549 Landlocked · Power at road | 166.6 | Dec 15, 2025 | $109,600 | 658 | 907 | 12.2 mi | 70 |
| NM-548273 Landlocked · Full utilities | 581.0 | Jul 27, 2026 | $222,300 | 383 | 606 | 10.0 mi | 70 |
| NM-435391 Gravel · Off grid | 72.0 | Jul 9, 2026 | $75,600 | 1,050 | 918 | 10.5 mi | 67 |
| NM-945742 Dirt · Power at road | 92.9 | Jul 4, 2026 | $93,500 | 1,006 | 923 | 11.7 mi | 67 |
| NM-596357 Dirt · Full utilities | 145.0 | Jul 11, 2024 | $122,100 | 842 | 767 | 6.8 mi | 64 |
| NM-326103 Gravel · Full utilities | 120.6 | Dec 5, 2024 | $122,300 | 1,014 | 746 | 10.7 mi | 61 |
Show adjustment detail for the top comp
- Tract size (124.9 ac → 234.4 ac)-15.7%
- Access (Gravel → Paved)+18.0%
- 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.