NM-837572
6996 County Road 119
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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?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 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 $80,458 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-868008 Dirt · Full utilities | 479.5 | Jul 27, 2026 | $290,900 | 607 | 465 | 22.1 mi | 79 |
| NM-476366 Gravel · Off grid | 145.9 | Jul 27, 2026 | $80,000 | 548 | 369 | 4.7 mi | 75 |
| NM-717247 Dirt · Full utilities | 276.3 | May 19, 2026 | $208,800 | 756 | 496 | 22.4 mi | 74 |
| NM-156586 Landlocked · Power at road | 171.2 | Aug 31, 2025 | $75,500 | 441 | 402 | 6.5 mi | 71 |
| NM-897868 Dirt · Off grid | 433.3 | Jul 13, 2024 | $192,900 | 445 | 516 | 13.1 mi | 70 |
| NM-128085 Dirt · Power at road | 507.0 | Feb 7, 2025 | $213,800 | 422 | 426 | 14.5 mi | 66 |
| NM-788764 Dirt · Off grid | 829.1 | Oct 29, 2025 | $235,900 | 285 | 382 | 18.5 mi | 64 |
| NM-566080 Gravel · Power at road | 118.6 | Sep 19, 2024 | $104,900 | 885 | 517 | 3.8 mi | 60 |
| NM-265866 Landlocked · Off grid | 101.6 | Dec 15, 2024 | $42,300 | 416 | 401 | 5.8 mi | 59 |
| NM-279106 Gravel · Off grid | 1062.3 | Jul 20, 2024 | $373,700 | 352 | 461 | 15.1 mi | 59 |
Show adjustment detail for the top comp
- Tract size (479.5 ac → 349.64 ac)+9.9%
- 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.