CO-276254
5020 County Road 165
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $108,948 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-726847 Gravel · Off grid | 128.3 | Jul 27, 2026 | $563,100 | 4,387 | 3,913 | 8.2 mi | 76 |
| CO-625426 Gravel · Full utilities | 45.9 | Dec 29, 2025 | $443,700 | 9,677 | 4,865 | 5.8 mi | 71 |
| CO-685966 Dirt · Power at road | 67.8 | May 18, 2025 | $510,700 | 7,533 | 5,975 | 13.0 mi | 70 |
| CO-577109 Landlocked · Off grid | 155.2 | Feb 11, 2025 | $454,300 | 2,927 | 4,283 | 12.6 mi | 69 |
| CO-827856 Dirt · Power at road | 266.6 | Apr 2, 2026 | $1,066,200 | 3,999 | 4,367 | 15.4 mi | 63 |
| CO-207113 Landlocked · Off grid | 155.6 | Nov 30, 2023 | $572,300 | 3,677 | 5,640 | 8.4 mi | 62 |
| CO-335051 Landlocked · Power at road | 34.9 | May 8, 2024 | $197,500 | 5,652 | 5,178 | 14.4 mi | 59 |
| CO-854859 Gravel · Off grid | 30.4 | Sep 17, 2024 | $298,000 | 9,800 | 6,921 | 9.2 mi | 57 |
Show adjustment detail for the top comp
- Tract size (128.35 ac → 83.53 ac)+11.2%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Power at road)+17.6%
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.