Gunnison County, CO · Sold

CO-488847

2188 County Road 58

$1,693,000

$3,098/ac · 547 ac

Offer report Market this tract

Acreage547 ac

Price per acre$3,098/ac

ZoningResidential

Road accessPaved

UtilitiesOff grid

TopographyFlat

ListedJun 4, 2025

Coordinates38.7382, -106.9470

Loading terrain…

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

Gunnison County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.

View Gunnison market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands40.6% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope3.3%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

4,439 ft of deeded road frontage.

Power6,648 ft away

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

Buildable area308.41 of 546.54 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,457,673

$1,240,394 – $1,674,953 · $2,667/ac on 547 ac

Asking vs estimate

+16.1%

Priced above the comp set

Weighted from 8 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 $1,693,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$832,956

$1,524/ac · +30.0% target margin

You need $860,044 off asking to hit this margin.

All-in cost$903,757

Net resale$1,341,060

Projected profit$437,302

ROI+48.4%

Annualized+69.2%

Break-even resale$1,797/ac

Profit if resale lands off target

-20%

$169,090

-10%

$303,196

$437,302

+10%

$571,408

+20%

$705,514

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
CO-248427 Gravel · Off grid	403.2	Oct 12, 2025	$1,065,900	2,644	2,948	6.4 mi	79
CO-728457 Paved · Power at road	412.0	Dec 25, 2024	$1,446,500	3,511	2,930	11.0 mi	74
CO-307589 Landlocked · Full utilities	219.7	Jul 15, 2026	$642,900	2,926	2,717	4.1 mi	72
CO-398160 Landlocked · Off grid	332.3	May 26, 2025	$511,100	1,538	2,419	7.6 mi	69
CO-128169 Landlocked · Full utilities	334.4	Nov 1, 2025	$806,300	2,411	2,600	11.5 mi	67
CO-909137 Gravel · Off grid	674.3	Jun 20, 2024	$1,650,600	2,448	3,358	14.0 mi	67
CO-617852 Landlocked · Full utilities	265.8	Aug 6, 2025	$555,500	2,090	2,129	11.4 mi	63
CO-807890 Dirt · Full utilities	273.2	Mar 1, 2025	$688,800	2,521	2,082	10.8 mi	62

Show adjustment detail for the top comp

Tract size (403.17 ac → 546.54 ac)-8.7%
Access (Gravel → Paved)+18.0%
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.

Build the listing kit Post a deal or JV