NM-453802
8655 County Road 224
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Roosevelt County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Roosevelt 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.
533 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $39,041 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-483904 Dirt · Full utilities | 24.5 | Jan 2, 2026 | $38,600 | 1,575 | 1,323 | 9.3 mi | 77 |
| NM-262669 Gravel · Power at road | 10.0 | Jul 27, 2026 | $16,600 | 1,655 | 1,290 | 6.1 mi | 75 |
| NM-702767 Gravel · Power at road | 10.8 | Jul 27, 2026 | $18,300 | 1,704 | 1,337 | 8.9 mi | 74 |
| NM-474869 Gravel · Full utilities | 49.3 | Jul 23, 2026 | $128,400 | 2,603 | 2,071 | 10.4 mi | 73 |
| NM-305349 Dirt · Full utilities | 69.9 | Mar 22, 2026 | $104,200 | 1,491 | 1,506 | 4.0 mi | 72 |
| NM-352355 Gravel · Power at road | 8.0 | Jul 27, 2026 | $17,300 | 2,169 | 1,663 | 10.9 mi | 70 |
| NM-185284 Dirt · Off grid | 66.7 | Nov 7, 2025 | $90,500 | 1,357 | 1,977 | 1.3 mi | 69 |
| NM-222311 Paved · Power at road | 7.7 | Jul 27, 2026 | $21,200 | 2,742 | 1,778 | 12.5 mi | 66 |
Show adjustment detail for the top comp
- Tract size (24.53 ac → 22.78 ac)+1.0%
- Access (Dirt → Gravel)+16.3%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (7 mo)+2.6%
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.