Chaves County, NM · Sold

NM-383054

1796 County Road 194

$15,600

$1,177/ac · 13.25 ac

Offer report Market this tract

Acreage13.25 ac

Price per acre$1,177/ac

ZoningAgricultural

Road accessDirt

UtilitiesFull utilities

TopographyMixed

ListedDec 23, 2023

Coordinates33.2370, -104.6356

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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

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?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands14.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope7.5%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

439 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area10.80 of 13.25 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$21,687

$18,354 – $25,020 · $1,637/ac on 13.25 ac

Asking vs estimate

-28.1%

Priced below the comp set

Weighted from 7 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 $15,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$12,393

$935/ac · +30.0% target margin

You need $3,207 off asking to hit this margin.

All-in cost$13,446

Net resale$19,952

Projected profit$6,506

ROI+48.4%

Annualized+69.2%

Break-even resale$1,103/ac

Profit if resale lands off target

-20%

$2,515

-10%

$4,510

$6,506

+10%

$8,501

+20%

$10,496

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NM-342803 Landlocked · Full utilities	11.1	Mar 18, 2025	$15,900	1,438	1,895	11.2 mi	72
NM-702925 Landlocked · Full utilities	12.1	Jun 1, 2024	$16,900	1,400	1,917	12.7 mi	69
NM-953987 Gravel · Off grid	26.1	Jul 27, 2026	$30,700	1,179	1,584	16.7 mi	69
NM-281508 Paved · Full utilities	4.3	Oct 12, 2025	$9,000	2,079	1,457	0.8 mi	68
NM-203693 Landlocked · Full utilities	21.1	Feb 6, 2026	$20,700	983	1,339	20.3 mi	68
NM-703814 Dirt · Off grid	23.0	Aug 14, 2024	$26,400	1,150	1,909	19.8 mi	64
NM-953712 Gravel · Off grid	21.3	Nov 10, 2024	$20,000	936	1,311	18.8 mi	59

Show adjustment detail for the top comp

Tract size (11.05 ac → 13.25 ac)-1.7%
Access (Landlocked → Dirt)+26.5%
Market time (17 mo)+5.9%

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