Mesa County, CO · Sold

CO-924449

3131 County Road 191

$42,600

$1,886/ac · 22.59 ac

Offer report Market this tract

Acreage22.59 ac

Price per acre$1,886/ac

ZoningAgricultural

Road accessLandlocked

UtilitiesOff grid

TopographyFlat

ListedJul 25, 2026

Coordinates38.9387, -108.5530

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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

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

View Mesa market data →

Step 1 · Is this a deal?

Due diligence

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands12.6% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.7%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power14,334 ft away

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

Buildable area18.76 of 22.59 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$53,472

$44,059 – $62,885 · $2,367/ac on 22.59 ac

Asking vs estimate

-20.3%

Priced below the comp set

Weighted from 9 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 $42,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$30,555

$1,353/ac · +30.0% target margin

You need $12,045 off asking to hit this margin.

All-in cost$33,152

Net resale$49,194

Projected profit$16,042

ROI+48.4%

Annualized+69.3%

Break-even resale$1,595/ac

Profit if resale lands off target

-20%

$6,203

-10%

$11,122

$16,042

+10%

$20,961

+20%

$25,881

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
CO-814391 Landlocked · Off grid	21.7	Jul 27, 2026	$58,500	2,703	2,693	7.9 mi	89
CO-615035 Paved · Power at road	34.5	Jul 27, 2026	$103,700	3,003	1,574	10.5 mi	75
CO-365256 Landlocked · Off grid	40.5	Dec 23, 2025	$76,100	1,878	2,119	11.0 mi	72
CO-934512 Dirt · Power at road	23.6	Aug 2, 2025	$101,500	4,290	3,028	17.3 mi	71
CO-436024 Landlocked · Off grid	70.7	Jul 27, 2026	$153,000	2,163	2,669	13.8 mi	69
CO-775530 Dirt · Power at road	49.4	Oct 25, 2024	$122,100	2,470	2,038	8.5 mi	64
CO-863253 Gravel · Off grid	9.5	Mar 24, 2025	$36,200	3,812	2,504	6.8 mi	64
CO-425748 Gravel · Off grid	57.9	Apr 29, 2025	$151,900	2,624	2,217	14.9 mi	59
CO-882850 Dirt · Power at road	7.1	Nov 22, 2025	$27,500	3,876	2,401	14.7 mi	58

Show adjustment detail for the top comp

Tract size (21.66 ac → 22.59 ac)-0.6%

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