CO-403402
3206 County Road 188
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Prowers County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Prowers market data →Step 1 · Is this a deal?
3 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.
249 ft of deeded road frontage.
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 5 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 $16,374 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-153605 Dirt · Full utilities | 12.3 | Sep 19, 2025 | $116,100 | 9,472 | 9,522 | 4.4 mi | 77 |
| CO-724270 Gravel · Off grid | 19.8 | Jun 6, 2026 | $175,300 | 8,835 | 11,224 | 6.0 mi | 75 |
| CO-703111 Landlocked · Off grid | 8.6 | Jul 22, 2024 | $67,700 | 7,896 | 14,651 | 3.4 mi | 73 |
| CO-352140 Paved · Power at road | 4.2 | Nov 26, 2024 | $48,000 | 11,332 | 9,781 | 4.6 mi | 64 |
| CO-935036 Dirt · Power at road | 34.6 | Apr 25, 2025 | $412,700 | 11,941 | 17,046 | 4.2 mi | 61 |
Show adjustment detail for the top comp
- Tract size (12.26 ac → 10.58 ac)+1.3%
- Access (Dirt → Paved)+37.2%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (11 mo)+3.8%
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.