CO-427849
7795 County Road 285
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Cheyenne County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Cheyenne market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
2,881 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 $737,661 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-367895 Dirt · Full utilities | 274.2 | May 1, 2025 | $1,895,300 | 6,911 | 5,126 | 4.9 mi | 84 |
| CO-527378 Dirt · Power at road | 188.6 | Jul 27, 2026 | $1,042,400 | 5,528 | 4,277 | 9.0 mi | 81 |
| CO-567420 Gravel · Power at road | 194.4 | Jul 27, 2026 | $904,700 | 4,654 | 3,123 | 6.9 mi | 79 |
| CO-547872 Gravel · Off grid | 269.7 | Mar 3, 2025 | $1,581,700 | 5,864 | 5,377 | 4.5 mi | 78 |
| CO-518482 Paved · Off grid | 419.6 | Jul 27, 2026 | $1,714,700 | 4,087 | 3,415 | 10.7 mi | 77 |
| CO-108223 Gravel · Full utilities | 347.8 | Oct 4, 2025 | $3,029,600 | 8,711 | 5,853 | 2.4 mi | 77 |
| CO-878310 Dirt · Full utilities | 370.4 | Apr 12, 2025 | $2,240,100 | 6,048 | 4,907 | 3.5 mi | 74 |
| CO-876627 Dirt · Off grid | 109.4 | Mar 18, 2025 | $607,900 | 5,555 | 4,629 | 3.5 mi | 69 |
| CO-528420 Paved · Off grid | 401.1 | Oct 1, 2024 | $2,589,900 | 6,457 | 5,730 | 11.2 mi | 65 |
| CO-879016 Gravel · Power at road | 617.7 | May 22, 2024 | $3,214,000 | 5,203 | 5,350 | 6.3 mi | 59 |
Show adjustment detail for the top comp
- Tract size (274.23 ac → 265.24 ac)+1.0%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (16 mo)+5.4%
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.