CO-138758
2605 County Road 185
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Huerfano County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Huerfano market data →Step 1 · Is this a deal?
4 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.
1,870 ft of deeded road frontage.
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 7 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 $1,514,188 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-688871 Dirt · Power at road | 556.1 | Jul 27, 2026 | $2,101,000 | 3,778 | 3,299 | 4.4 mi | 87 |
| CO-988475 Dirt · Power at road | 417.4 | Jun 17, 2026 | $1,715,900 | 4,111 | 3,308 | 5.9 mi | 83 |
| CO-538413 Landlocked · Power at road | 399.1 | Jul 27, 2026 | $1,086,000 | 2,721 | 2,720 | 2.6 mi | 83 |
| CO-797616 Dirt · Power at road | 224.0 | Jul 27, 2026 | $1,141,200 | 5,094 | 3,404 | 6.6 mi | 75 |
| CO-379970 Landlocked · Full utilities | 1232.9 | Jan 18, 2026 | $2,763,500 | 2,241 | 2,651 | 6.6 mi | 67 |
| CO-767182 Dirt · Off grid | 163.6 | Jul 8, 2024 | $998,300 | 6,102 | 4,776 | 5.7 mi | 67 |
| CO-617291 Paved · Full utilities | 177.1 | Dec 7, 2025 | $1,928,700 | 10,893 | 4,182 | 3.0 mi | 66 |
Show adjustment detail for the top comp
- Tract size (556.13 ac → 512.41 ac)+2.5%
- Utilities (Power at road → Off grid)-15.0%
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.