NM-265866
1418 County Road 205
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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.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
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 $22,222 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-476366 Gravel · Off grid | 145.9 | Jul 27, 2026 | $80,000 | 548 | 410 | 4.6 mi | 82 |
| NM-996021 Landlocked · Power at road | 113.7 | Dec 24, 2025 | $47,900 | 421 | 378 | 15.8 mi | 80 |
| NM-595465 Dirt · Power at road | 76.0 | Jul 27, 2026 | $60,600 | 797 | 501 | 6.2 mi | 80 |
| NM-965496 Gravel · Full utilities | 77.7 | Dec 18, 2025 | $94,800 | 1,220 | 557 | 7.1 mi | 79 |
| NM-156586 Landlocked · Power at road | 171.2 | Aug 31, 2025 | $75,500 | 441 | 447 | 1.6 mi | 75 |
| NM-566080 Gravel · Power at road | 118.6 | Sep 19, 2024 | $104,900 | 885 | 574 | 2.0 mi | 73 |
| NM-705001 Dirt · Off grid | 54.3 | Dec 13, 2025 | $46,200 | 850 | 599 | 14.2 mi | 67 |
| NM-215056 Landlocked · Full utilities | 56.5 | Mar 13, 2025 | $28,300 | 500 | 323 | 12.1 mi | 65 |
| NM-484386 Landlocked · Off grid | 34.8 | Jun 19, 2025 | $14,900 | 429 | 359 | 16.5 mi | 65 |
| NM-717247 Dirt · Full utilities | 276.3 | May 19, 2026 | $208,800 | 756 | 551 | 16.9 mi | 63 |
Show adjustment detail for the top comp
- Tract size (145.95 ac → 101.6 ac)+9.7%
- Access (Gravel → Landlocked)-32.0%
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.