Doña Ana County, NM · Sold

NM-497749

8690 County Road 49

$286,200

$720/ac · 397 ac

Offer report Market this tract

Acreage397 ac

Price per acre$720/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedOct 12, 2023

Coordinates32.3637, -106.6780

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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

Doña Ana County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.

View Doña Ana market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands4.5% of tract

Little to no mapped wetland coverage.

Average slope18.2%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,865 ft of deeded road frontage.

Power5,024 ft away

A long utility run — price in solar/off-grid instead.

Buildable area303.67 of 397.47 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$320,227

$294,609 – $345,846 · $806/ac on 397 ac

Asking vs estimate

-10.6%

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 $286,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$182,987

$460/ac · +30.0% target margin

You need $103,213 off asking to hit this margin.

All-in cost$198,541

Net resale$294,609

Projected profit$96,068

ROI+48.4%

Annualized+69.2%

Break-even resale$543/ac

Profit if resale lands off target

-20%

$37,147

-10%

$66,607

$96,068

+10%

$125,529

+20%

$154,990

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NM-856749 Dirt · Power at road	192.6	Oct 2, 2025	$227,000	1,179	843	1.5 mi	73
NM-706354 Dirt · Full utilities	144.7	Jul 27, 2026	$210,600	1,456	763	14.8 mi	73
NM-377224 Gravel · Off grid	271.7	Feb 20, 2025	$282,400	1,039	849	12.2 mi	71
NM-126161 Landlocked · Off grid	125.8	Jan 28, 2026	$100,200	796	746	4.8 mi	68
NM-218257 Landlocked · Off grid	574.3	May 21, 2024	$290,100	505	781	7.4 mi	67
NM-656738 Dirt · Power at road	191.1	Sep 3, 2024	$233,500	1,222	910	6.9 mi	64
NM-568562 Gravel · Full utilities	716.3	Feb 27, 2025	$703,500	982	747	11.6 mi	62

Show adjustment detail for the top comp

Tract size (192.61 ac → 397.47 ac)-18.8%
Utilities (Power at road → Off grid)-15.0%
Market time (10 mo)+3.7%

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