CO-398160
5451 County Road 189
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $242,662 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-307589 Landlocked · Full utilities | 219.7 | Jul 15, 2026 | $642,900 | 2,926 | 1,816 | 6.7 mi | 84 |
| CO-128169 Landlocked · Full utilities | 334.4 | Nov 1, 2025 | $806,300 | 2,411 | 1,739 | 6.5 mi | 81 |
| CO-248427 Gravel · Off grid | 403.2 | Oct 12, 2025 | $1,065,900 | 2,644 | 1,971 | 5.3 mi | 77 |
| CO-617852 Landlocked · Full utilities | 265.8 | Aug 6, 2025 | $555,500 | 2,090 | 1,423 | 9.3 mi | 74 |
| CO-807890 Dirt · Full utilities | 273.2 | Mar 1, 2025 | $688,800 | 2,521 | 1,392 | 3.3 mi | 73 |
| CO-728457 Paved · Power at road | 412.0 | Dec 25, 2024 | $1,446,500 | 3,511 | 1,959 | 3.5 mi | 72 |
| CO-488847 Paved · Off grid | 546.5 | Sep 10, 2025 | $1,527,100 | 2,794 | 1,941 | 7.6 mi | 70 |
| CO-909137 Gravel · Off grid | 674.3 | Jun 20, 2024 | $1,650,600 | 2,448 | 2,246 | 6.5 mi | 63 |
Show adjustment detail for the top comp
- Tract size (219.7 ac → 332.26 ac)-11.2%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (1 mo)+0.4%
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.