CO-173002
5428 County Road 177
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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?
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.
Service extension needed; get a utility quote.
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 $19,547 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-162871 Paved · Power at road | 7.2 | Dec 9, 2024 | $80,300 | 11,147 | 8,545 | 1.6 mi | 76 |
| CO-504043 Paved · Off grid | 16.8 | Jul 27, 2026 | $120,600 | 7,161 | 6,507 | 14.3 mi | 71 |
| CO-942338 Dirt · Power at road | 4.9 | Dec 19, 2025 | $34,600 | 7,060 | 6,983 | 15.4 mi | 71 |
| CO-752556 Landlocked · Power at road | 5.7 | Jul 19, 2024 | $31,300 | 5,466 | 7,287 | 3.4 mi | 69 |
| CO-182669 Dirt · Power at road | 6.2 | Jun 16, 2024 | $48,300 | 7,760 | 8,246 | 6.3 mi | 68 |
| CO-342330 Landlocked · Power at road | 4.9 | Sep 20, 2025 | $17,500 | 3,597 | 4,543 | 11.4 mi | 67 |
| CO-582006 Paved · Off grid | 3.9 | Dec 24, 2025 | $21,300 | 5,527 | 4,638 | 13.3 mi | 66 |
| CO-981578 Paved · Power at road | 2.8 | Apr 11, 2024 | $17,400 | 6,153 | 4,649 | 1.3 mi | 65 |
| CO-674496 Dirt · Power at road | 23.4 | Jul 27, 2026 | $116,100 | 4,966 | 5,488 | 17.4 mi | 64 |
| CO-334529 Gravel · Full utilities | 23.9 | Mar 23, 2025 | $220,300 | 9,200 | 7,596 | 10.3 mi | 60 |
Show adjustment detail for the top comp
- Tract size (7.2 ac → 7.92 ac)-0.6%
- Access (Paved → Gravel)-15.3%
- Utilities (Power at road → Off grid)-15.0%
- Market time (20 mo)+7.1%
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.