Montezuma County, CO · Sold

CO-226367

628 County Road 10

$756,200

$8,342/ac · 90.65 ac

Offer report Market this tract

Acreage90.65 ac

Price per acre$8,342/ac

ZoningRecreational

Road accessPaved

UtilitiesPower at road

TopographyWooded

ListedAug 2, 2025

Coordinates37.4223, -108.6538

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County GIS boundary

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County market

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

View Montezuma market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands11.4% of tract

Little to no mapped wetland coverage.

Average slope6.1%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,572 ft of deeded road frontage.

Power158 ft away

Power at or near the road.

Buildable area76.30 of 90.65 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$925,461

$818,787 – $1,032,135 · $10,209/ac on 90.65 ac

Asking vs estimate

-18.3%

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 $756,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$528,835

$5,834/ac · +30.0% target margin

You need $227,365 off asking to hit this margin.

All-in cost$573,786

Net resale$851,424

Projected profit$277,638

ROI+48.4%

Annualized+69.2%

Break-even resale$6,880/ac

Profit if resale lands off target

-20%

$107,353

-10%

$192,496

$277,638

+10%

$362,780

+20%

$447,923

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
CO-265583 Paved · Power at road	51.4	Jul 27, 2026	$673,600	13,112	11,585	3.8 mi	82
CO-506516 Dirt · Power at road	101.0	Aug 13, 2024	$574,600	5,689	8,690	0.2 mi	77
CO-506672 Gravel · Off grid	113.1	Feb 10, 2025	$779,700	6,895	10,751	5.6 mi	76
CO-626716 Gravel · Full utilities	116.7	Oct 19, 2024	$1,251,500	10,722	11,886	8.7 mi	72
CO-965403 Gravel · Power at road	45.1	Oct 24, 2025	$390,800	8,668	9,087	10.3 mi	72
CO-785140 Paved · Power at road	37.3	Jul 15, 2025	$475,900	12,768	11,074	12.3 mi	65
CO-185471 Gravel · Off grid	47.4	Aug 20, 2025	$362,500	7,652	9,597	12.0 mi	64
CO-817330 Landlocked · Full utilities	182.1	May 28, 2024	$813,600	4,468	8,321	12.2 mi	58
CO-244929 Dirt · Off grid	32.0	Jul 22, 2024	$227,700	7,116	10,089	8.6 mi	56
CO-594771 Landlocked · Power at road	28.5	Nov 22, 2023	$197,400	6,919	10,619	8.3 mi	55

Show adjustment detail for the top comp

Tract size (51.37 ac → 90.65 ac)-11.8%

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