CO-245630
869 County Road 85
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
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 $166,634 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-825651 Dirt · Power at road | 54.0 | Oct 18, 2025 | $350,200 | 6,488 | 5,325 | 5.6 mi | 85 |
| CO-596090 Dirt · Power at road | 74.2 | Nov 6, 2025 | $405,400 | 5,465 | 4,796 | 5.8 mi | 80 |
| CO-165932 Gravel · Power at road | 66.2 | Oct 5, 2025 | $549,600 | 8,308 | 6,132 | 3.7 mi | 78 |
| CO-254799 Dirt · Power at road | 29.1 | Jul 27, 2026 | $289,900 | 9,959 | 7,076 | 7.7 mi | 76 |
| CO-923950 Gravel · Power at road | 15.7 | Nov 28, 2025 | $198,700 | 12,623 | 7,302 | 1.2 mi | 68 |
| CO-434667 Paved · Power at road | 26.5 | Dec 4, 2024 | $384,100 | 14,515 | 7,917 | 2.3 mi | 67 |
| CO-603971 Dirt · Off grid | 16.0 | Mar 30, 2026 | $118,900 | 7,439 | 5,816 | 8.9 mi | 64 |
| CO-876627 Dirt · Off grid | 109.4 | Mar 18, 2025 | $607,900 | 5,555 | 6,459 | 10.0 mi | 61 |
Show adjustment detail for the top comp
- Access (Dirt → Landlocked)-20.9%
- Market time (10 mo)+3.5%
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.