CO-685966
3166 County Road 161
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Montrose County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Montrose market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
2,130 ft of deeded road frontage.
Power at or near the road.
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 $255,569 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-276254 Landlocked · Power at road | 83.5 | Jul 27, 2026 | $367,700 | 4,402 | 5,853 | 13.0 mi | 79 |
| CO-625426 Gravel · Full utilities | 45.9 | Dec 29, 2025 | $443,700 | 9,677 | 6,454 | 7.3 mi | 77 |
| CO-726847 Gravel · Off grid | 128.3 | Jul 27, 2026 | $563,100 | 4,387 | 5,190 | 6.7 mi | 75 |
| CO-335051 Landlocked · Power at road | 34.9 | May 8, 2024 | $197,500 | 5,652 | 6,869 | 2.3 mi | 66 |
| CO-577109 Landlocked · Off grid | 155.2 | Feb 11, 2025 | $454,300 | 2,927 | 5,681 | 3.5 mi | 64 |
| CO-207113 Landlocked · Off grid | 155.6 | Nov 30, 2023 | $572,300 | 3,677 | 7,482 | 6.4 mi | 58 |
| CO-854859 Gravel · Off grid | 30.4 | Sep 17, 2024 | $298,000 | 9,800 | 9,181 | 13.5 mi | 57 |
Show adjustment detail for the top comp
- Tract size (83.53 ac → 67.8 ac)+4.9%
- Access (Landlocked → Dirt)+26.5%
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.