NM-420423
5807 County Road 15
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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?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
241 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $2,111 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-341476 Dirt · Off grid | 4.2 | Nov 22, 2025 | $7,200 | 1,702 | 2,894 | 2.6 mi | 74 |
| NM-472201 Landlocked · Power at road | 7.1 | Jul 27, 2026 | $13,300 | 1,863 | 3,399 | 9.4 mi | 72 |
| NM-892262 Dirt · Power at road | 7.5 | Nov 6, 2025 | $17,600 | 2,364 | 3,523 | 3.0 mi | 70 |
| NM-842578 Landlocked · Power at road | 9.4 | Jul 27, 2026 | $16,500 | 1,755 | 3,263 | 4.8 mi | 68 |
| NM-541787 Landlocked · Off grid | 5.3 | Mar 16, 2025 | $7,600 | 1,444 | 3,224 | 6.6 mi | 65 |
| NM-482219 Gravel · Off grid | 7.2 | Apr 16, 2024 | $12,400 | 1,710 | 2,737 | 7.6 mi | 54 |
Show adjustment detail for the top comp
- Tract size (4.22 ac → 1.97 ac)+2.2%
- Access (Dirt → Paved)+37.2%
- Utilities (Off grid → Power at road)+17.6%
- Market time (9 mo)+3.1%
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.