Rio Arriba County, NM · Sold

NM-897868

7802 County Road 251

$222,700

$514/ac · 433 ac

Offer report Market this tract

Acreage433 ac

Price per acre$514/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyRolling

ListedDec 22, 2023

Coordinates36.4862, -106.6468

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

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?

Due diligence

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands11.4% of tract

Little to no mapped wetland coverage.

Average slope10.8%

Rolling to steep in places; pad prep likely.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power6,410 ft away

A long utility run — price in solar/off-grid instead.

Buildable area364.67 of 433.25 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$181,014

$157,961 – $204,067 · $418/ac on 433 ac

Asking vs estimate

+23.0%

Priced above the comp set

Weighted from 8 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $222,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$103,437

$239/ac · +30.0% target margin

You need $119,263 off asking to hit this margin.

All-in cost$112,229

Net resale$166,533

Projected profit$54,304

ROI+48.4%

Annualized+69.2%

Break-even resale$282/ac

Profit if resale lands off target

-20%

$20,997

-10%

$37,650

$54,304

+10%

$70,957

+20%

$87,610

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NM-868008 Dirt · Full utilities	479.5	Jul 27, 2026	$290,900	607	437	9.1 mi	84
NM-128085 Dirt · Power at road	507.0	Feb 7, 2025	$213,800	422	400	3.3 mi	82
NM-717247 Dirt · Full utilities	276.3	May 19, 2026	$208,800	756	466	10.4 mi	76
NM-837572 Dirt · Off grid	349.6	Feb 22, 2025	$180,600	517	515	13.1 mi	72
NM-788764 Dirt · Off grid	829.1	Oct 29, 2025	$235,900	285	358	11.0 mi	70
NM-476366 Gravel · Off grid	145.9	Jul 27, 2026	$80,000	548	347	8.8 mi	70
NM-156586 Landlocked · Power at road	171.2	Aug 31, 2025	$75,500	441	378	9.6 mi	62
NM-279106 Gravel · Off grid	1062.3	Jul 20, 2024	$373,700	352	433	13.1 mi	57

Show adjustment detail for the top comp

Tract size (479.5 ac → 433.25 ac)+3.1%
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.

Build the listing kit Post a deal or JV