NM-563867
4597 County Road 86
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Otero County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Otero market data →Step 1 · Is this a deal?
2 items 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.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $4,705 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-603270 Gravel · Full utilities | 15.5 | Jul 27, 2026 | $29,900 | 1,928 | 867 | 10.6 mi | 75 |
| NM-624465 Dirt · Off grid | 36.8 | Jul 27, 2026 | $22,900 | 621 | 528 | 15.8 mi | 74 |
| NM-914112 Gravel · Power at road | 28.5 | Dec 11, 2025 | $44,900 | 1,574 | 961 | 19.6 mi | 70 |
| NM-724577 Gravel · Full utilities | 39.9 | Jun 15, 2025 | $48,200 | 1,208 | 653 | 10.8 mi | 70 |
| NM-634763 Gravel · Off grid | 45.7 | Jan 25, 2026 | $37,500 | 821 | 637 | 17.5 mi | 66 |
| NM-284457 Paved · Off grid | 36.6 | Mar 7, 2025 | $62,300 | 1,703 | 1,114 | 13.5 mi | 66 |
| NM-733093 Dirt · Full utilities | 13.6 | Sep 24, 2024 | $13,400 | 985 | 547 | 8.5 mi | 63 |
| NM-664932 Dirt · Full utilities | 51.6 | Mar 22, 2024 | $61,200 | 1,185 | 821 | 13.6 mi | 56 |
| NM-445526 Paved · Full utilities | 79.4 | Feb 29, 2024 | $116,700 | 1,469 | 816 | 10.8 mi | 52 |
Show adjustment detail for the top comp
- Tract size (15.49 ac → 23.88 ac)-5.3%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Full utilities → Off grid)-30.3%
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.