Las Animas County, CO · Sold

CO-277348

5982 County Road 172

$340,700

$1,847/ac · 185 ac

Offer report Market this tract

Acreage185 ac

Price per acre$1,847/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyRolling

ListedMar 4, 2024

Coordinates37.2866, -104.1320

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County GIS boundary

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County market

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

View Las Animas market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands9.3% of tract

Little to no mapped wetland coverage.

Average slope12.3%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,480 ft of deeded road frontage.

Power10,708 ft away

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

Buildable area133.88 of 184.51 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$487,669

$371,739 – $603,599 · $2,643/ac on 185 ac

Asking vs estimate

-30.1%

Priced below the comp set

Weighted from 10 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 $340,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$278,668

$1,510/ac · +30.0% target margin

You need $62,032 off asking to hit this margin.

All-in cost$302,355

Net resale$448,655

Projected profit$146,301

ROI+48.4%

Annualized+69.2%

Break-even resale$1,781/ac

Profit if resale lands off target

-20%

$56,570

-10%

$101,435

$146,301

+10%

$191,166

+20%

$236,032

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
CO-257593 Dirt · Full utilities	220.3	Jul 27, 2026	$551,300	2,502	1,836	5.3 mi	90
CO-966866 Dirt · Off grid	130.1	Jun 11, 2026	$529,600	4,070	3,734	8.2 mi	81
CO-427652 Dirt · Power at road	230.0	Jul 27, 2026	$577,300	2,511	2,274	12.2 mi	80
CO-937846 Dirt · Off grid	264.7	Jul 27, 2026	$734,300	2,775	3,078	16.6 mi	78
CO-817290 Landlocked · Power at road	176.9	Mar 14, 2025	$435,300	2,460	2,771	13.0 mi	75
CO-637216 Paved · Full utilities	167.7	May 26, 2025	$955,500	5,699	2,964	6.6 mi	74
CO-668258 Paved · Full utilities	356.7	Jul 27, 2026	$1,358,700	3,809	2,341	9.4 mi	72
CO-368241 Gravel · Full utilities	352.3	Jul 27, 2026	$899,700	2,554	1,845	10.3 mi	72
CO-387886 Paved · Off grid	272.4	Jun 17, 2025	$704,400	2,585	2,206	9.6 mi	70
CO-275953 Landlocked · Off grid	67.2	Nov 20, 2025	$229,300	3,414	3,455	9.3 mi	69

Show adjustment detail for the top comp

Tract size (220.34 ac → 184.51 ac)+5.1%
Utilities (Full utilities → Off grid)-30.3%

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