NM-396182
6482 County Road 114
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
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 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 $38,538 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-386093 Gravel · Power at road | 119.8 | May 5, 2026 | $108,700 | 908 | 660 | 6.1 mi | 82 |
| NM-966438 Dirt · Full utilities | 153.8 | Jan 27, 2024 | $102,400 | 666 | 539 | 8.2 mi | 74 |
| NM-624465 Dirt · Off grid | 36.8 | Jul 27, 2026 | $22,900 | 621 | 473 | 10.0 mi | 70 |
| NM-445526 Paved · Full utilities | 79.4 | Feb 29, 2024 | $116,700 | 1,469 | 732 | 2.4 mi | 66 |
| NM-634763 Gravel · Off grid | 45.7 | Jan 25, 2026 | $37,500 | 821 | 571 | 11.1 mi | 64 |
| NM-664932 Dirt · Full utilities | 51.6 | Mar 22, 2024 | $61,200 | 1,185 | 736 | 1.7 mi | 64 |
| NM-737793 Gravel · Off grid | 410.3 | May 19, 2024 | $199,300 | 486 | 635 | 7.9 mi | 62 |
| NM-284457 Paved · Off grid | 36.6 | Mar 7, 2025 | $62,300 | 1,703 | 999 | 3.8 mi | 62 |
| NM-724577 Gravel · Full utilities | 39.9 | Jun 15, 2025 | $48,200 | 1,208 | 585 | 13.4 mi | 61 |
Show adjustment detail for the top comp
- Tract size (119.76 ac → 127.73 ac)-1.6%
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (3 mo)+1.2%
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.