La Plata County, CO · Sold

CO-652536

6952 County Road 158

$38,600

$6,832/ac · 5.65 ac

Offer report Market this tract

Acreage5.65 ac

Price per acre$6,832/ac

ZoningUnzoned

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedNov 9, 2023

Coordinates37.1897, -107.8214

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

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

View La Plata market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands18.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope6.2%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

318 ft of deeded road frontage.

Power12,122 ft away

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

Buildable area4.39 of 5.65 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$50,563

$42,831 – $58,294 · $8,949/ac on 5.65 ac

Asking vs estimate

-23.7%

Priced below the comp set

Weighted from 7 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 $38,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$28,893

$5,114/ac · +30.0% target margin

You need $9,707 off asking to hit this margin.

All-in cost$31,349

Net resale$46,518

Projected profit$15,169

ROI+48.4%

Annualized+69.2%

Break-even resale$6,031/ac

Profit if resale lands off target

-20%

$5,865

-10%

$10,517

$15,169

+10%

$19,821

+20%

$24,472

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
CO-572524 Landlocked · Power at road	5.6	Feb 11, 2026	$45,500	8,126	10,369	0.0 mi	90
CO-332791 Gravel · Off grid	6.8	Jul 27, 2026	$62,900	9,253	9,368	6.7 mi	86
CO-981963 Dirt · Off grid	3.7	Apr 27, 2026	$26,000	6,959	8,051	9.9 mi	76
CO-972177 Gravel · Power at road	4.4	Jul 26, 2025	$54,100	12,420	10,895	10.3 mi	73
CO-771555 Dirt · Off grid	2.8	Jul 27, 2026	$18,900	6,794	7,707	15.4 mi	71
CO-550913 Paved · Power at road	1.7	Jul 27, 2026	$16,800	9,641	6,706	8.9 mi	67
CO-453975 Dirt · Power at road	16.0	Sep 3, 2025	$128,700	8,030	8,956	10.5 mi	61

Show adjustment detail for the top comp

Access (Landlocked → Gravel)+47.1%
Utilities (Power at road → Off grid)-15.0%
Market time (6 mo)+2.1%

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.

Build the listing kit Post a deal or JV