CO-108223
3046 County Road 385
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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.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $1,533,574 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-878310 Dirt · Full utilities | 370.4 | Apr 12, 2025 | $2,240,100 | 6,048 | 7,569 | 2.2 mi | 84 |
| CO-567420 Gravel · Power at road | 194.4 | Jul 27, 2026 | $904,700 | 4,654 | 4,817 | 8.1 mi | 81 |
| CO-518482 Paved · Off grid | 419.6 | Jul 27, 2026 | $1,714,700 | 4,087 | 5,267 | 8.6 mi | 81 |
| CO-527378 Dirt · Power at road | 188.6 | Jul 27, 2026 | $1,042,400 | 5,528 | 6,597 | 7.0 mi | 75 |
| CO-367895 Dirt · Full utilities | 274.2 | May 1, 2025 | $1,895,300 | 6,911 | 7,906 | 4.6 mi | 75 |
| CO-528420 Paved · Off grid | 401.1 | Oct 1, 2024 | $2,589,900 | 6,457 | 8,837 | 9.1 mi | 74 |
| CO-547872 Gravel · Off grid | 269.7 | Mar 3, 2025 | $1,581,700 | 5,864 | 8,294 | 6.8 mi | 73 |
| CO-427849 Dirt · Off grid | 265.2 | May 18, 2024 | $1,347,900 | 5,082 | 8,577 | 2.4 mi | 71 |
| CO-879016 Gravel · Power at road | 617.7 | May 22, 2024 | $3,214,000 | 5,203 | 8,251 | 5.1 mi | 66 |
| CO-639818 Paved · Off grid | 1104.4 | Dec 3, 2025 | $5,327,800 | 4,824 | 8,588 | 6.8 mi | 63 |
Show adjustment detail for the top comp
- Tract size (370.4 ac → 347.78 ac)+1.9%
- Access (Dirt → Gravel)+16.3%
- Market time (16 mo)+5.6%
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.