Guadalupe County, NM · Sold

NM-453627

2872 County Road 242

$48,400

$2,412/ac · 20.07 ac

Offer report Market this tract

Acreage20.07 ac

Price per acre$2,412/ac

ZoningResidential

Road accessDirt

UtilitiesPower at road

TopographyWooded

ListedSep 2, 2023

Coordinates34.8459, -104.8039

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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

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

View Guadalupe market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands12.1% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope5.1%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

345 ft of deeded road frontage.

Power228 ft away

Power at or near the road.

Buildable area16.76 of 20.07 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$40,512

$30,104 – $50,921 · $2,019/ac on 20.07 ac

Asking vs estimate

+19.5%

Priced above the comp set

Weighted from 10 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 $48,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$23,150

$1,153/ac · +30.0% target margin

You need $25,250 off asking to hit this margin.

All-in cost$25,118

Net resale$37,271

Projected profit$12,153

ROI+48.4%

Annualized+69.2%

Break-even resale$1,360/ac

Profit if resale lands off target

-20%

$4,699

-10%

$8,426

$12,153

+10%

$15,881

+20%

$19,608

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NM-683591 Paved · Power at road	19.6	Mar 3, 2026	$44,400	2,272	1,682	2.8 mi	90
NM-343660 Paved · Full utilities	20.6	Nov 27, 2025	$75,500	3,672	2,266	10.5 mi	81
NM-832993 Dirt · Off grid	12.7	Aug 9, 2025	$17,600	1,385	1,615	2.0 mi	75
NM-842578 Landlocked · Power at road	9.4	Jul 27, 2026	$16,500	1,755	2,060	6.1 mi	75
NM-613339 Landlocked · Power at road	16.3	Aug 1, 2025	$14,800	911	1,173	7.9 mi	74
NM-174095 Gravel · Off grid	28.2	Mar 17, 2026	$53,900	1,915	2,068	10.5 mi	74
NM-554051 Landlocked · Power at road	27.3	Jul 18, 2024	$61,600	2,260	3,244	7.5 mi	73
NM-472201 Landlocked · Power at road	7.1	Jul 27, 2026	$13,300	1,863	2,146	8.0 mi	71
NM-892262 Dirt · Power at road	7.5	Nov 6, 2025	$17,600	2,364	2,224	4.0 mi	71
NM-482219 Gravel · Off grid	7.2	Apr 16, 2024	$12,400	1,710	1,728	7.4 mi	57

Show adjustment detail for the top comp

Access (Paved → Dirt)-27.1%
Market time (5 mo)+1.9%

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