CO-577109
747 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?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $120,573 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 | 2,844 | 4.7 mi | 84 |
| CO-276254 Landlocked · Power at road | 83.5 | Jul 27, 2026 | $367,700 | 4,402 | 3,207 | 12.6 mi | 79 |
| CO-207113 Landlocked · Off grid | 155.6 | Nov 30, 2023 | $572,300 | 3,677 | 4,099 | 4.4 mi | 77 |
| CO-827856 Dirt · Power at road | 266.6 | Apr 2, 2026 | $1,066,200 | 3,999 | 3,174 | 3.1 mi | 75 |
| CO-685966 Dirt · Power at road | 67.8 | May 18, 2025 | $510,700 | 7,533 | 4,343 | 3.5 mi | 65 |
| CO-625426 Gravel · Full utilities | 45.9 | Dec 29, 2025 | $443,700 | 9,677 | 3,536 | 7.0 mi | 63 |
Show adjustment detail for the top comp
- Tract size (128.35 ac → 155.18 ac)-4.9%
- Access (Gravel → Landlocked)-32.0%
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.