NM-476366
6159 County Road 120
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Rio Arriba County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Rio Arriba market data →Step 1 · Is this a deal?
4 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.
3,120 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 10 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 $23,746 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-595465 Dirt · Power at road | 76.0 | Jul 27, 2026 | $60,600 | 797 | 671 | 1.6 mi | 82 |
| NM-566080 Gravel · Power at road | 118.6 | Sep 19, 2024 | $104,900 | 885 | 769 | 3.2 mi | 79 |
| NM-156586 Landlocked · Power at road | 171.2 | Aug 31, 2025 | $75,500 | 441 | 598 | 6.2 mi | 75 |
| NM-965496 Gravel · Full utilities | 77.7 | Dec 18, 2025 | $94,800 | 1,220 | 747 | 4.2 mi | 73 |
| NM-265866 Landlocked · Off grid | 101.6 | Dec 15, 2024 | $42,300 | 416 | 597 | 4.6 mi | 71 |
| NM-996021 Landlocked · Power at road | 113.7 | Dec 24, 2025 | $47,900 | 421 | 507 | 16.4 mi | 70 |
| NM-717247 Dirt · Full utilities | 276.3 | May 19, 2026 | $208,800 | 756 | 738 | 18.7 mi | 66 |
| NM-837572 Dirt · Off grid | 349.6 | Feb 22, 2025 | $180,600 | 517 | 816 | 4.7 mi | 64 |
| NM-868008 Dirt · Full utilities | 479.5 | Jul 27, 2026 | $290,900 | 607 | 692 | 17.6 mi | 63 |
| NM-705001 Dirt · Off grid | 54.3 | Dec 13, 2025 | $46,200 | 850 | 803 | 17.8 mi | 61 |
Show adjustment detail for the top comp
- Tract size (75.98 ac → 145.95 ac)-15.0%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
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.