CO-456837
3864 County Road 398
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Saguache County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Saguache market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,302 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 $293,693 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-106386 Gravel · Full utilities | 91.9 | Jul 27, 2026 | $410,300 | 4,465 | 3,390 | 3.3 mi | 82 |
| CO-186642 Gravel · Off grid | 110.6 | Jul 18, 2025 | $591,700 | 5,348 | 6,363 | 5.8 mi | 81 |
| CO-197317 Dirt · Off grid | 180.4 | Jul 27, 2026 | $566,100 | 3,138 | 4,735 | 5.7 mi | 81 |
| CO-876108 Dirt · Off grid | 75.1 | Apr 6, 2026 | $310,300 | 4,130 | 5,055 | 7.1 mi | 75 |
| CO-947455 Dirt · Off grid | 199.4 | Nov 12, 2024 | $489,700 | 2,456 | 4,082 | 5.9 mi | 73 |
| CO-407272 Gravel · Full utilities | 174.6 | May 14, 2024 | $856,400 | 4,904 | 4,800 | 5.2 mi | 67 |
| CO-858343 Dirt · Power at road | 379.4 | Jul 27, 2026 | $787,200 | 2,075 | 3,293 | 12.2 mi | 66 |
| CO-508176 Dirt · Power at road | 336.1 | Nov 6, 2025 | $927,700 | 2,760 | 4,354 | 6.5 mi | 64 |
| CO-448373 Landlocked · Off grid | 387.7 | Jul 17, 2025 | $541,800 | 1,398 | 3,464 | 5.5 mi | 63 |
| CO-748181 Gravel · Power at road | 337.4 | May 14, 2024 | $1,393,000 | 4,129 | 5,946 | 4.4 mi | 63 |
Show adjustment detail for the top comp
- Tract size (91.91 ac → 127.42 ac)-7.9%
- Access (Gravel → Paved)+18.0%
- 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.