San Juan County, NM · Sold

NM-385475

8077 County Road 357

$68,500

$895/ac · 76.54 ac

Offer report Market this tract

Acreage76.54 ac

Price per acre$895/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedDec 3, 2023

Coordinates36.5619, -108.1874

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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

San Juan County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.

View San Juan market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands1.0% of tract

Little to no mapped wetland coverage.

Average slope28.1%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,247 ft of deeded road frontage.

Power10,036 ft away

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

Buildable area45.46 of 76.54 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$61,342

$46,017 – $76,668 · $801/ac on 76.54 ac

Asking vs estimate

+11.7%

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 $68,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$35,053

$458/ac · +30.0% target margin

You need $33,447 off asking to hit this margin.

All-in cost$38,033

Net resale$56,435

Projected profit$18,403

ROI+48.4%

Annualized+69.2%

Break-even resale$540/ac

Profit if resale lands off target

-20%

$7,116

-10%

$12,759

$18,403

+10%

$24,046

+20%

$29,690

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NM-475437 Dirt · Power at road	74.5	Jul 22, 2026	$73,100	981	831	12.6 mi	84
NM-145677 Paved · Full utilities	88.6	Jul 27, 2026	$180,300	2,035	1,072	9.2 mi	81
NM-545884 Dirt · Power at road	102.9	Jul 28, 2025	$61,900	601	572	13.7 mi	75
NM-744479 Dirt · Power at road	37.2	Jul 27, 2026	$29,400	791	582	10.8 mi	74
NM-484054 Paved · Off grid	27.3	Jul 27, 2026	$29,600	1,084	649	14.0 mi	73
NM-424989 Landlocked · Power at road	53.8	Oct 10, 2023	$42,600	792	883	16.8 mi	60
NM-576482 Paved · Power at road	158.7	Jul 29, 2024	$146,800	925	747	13.5 mi	57
NM-986800 Gravel · Power at road	199.9	Dec 14, 2023	$222,100	1,111	1,156	15.0 mi	52

Show adjustment detail for the top comp

Tract size (74.46 ac → 76.54 ac)-0.6%
Utilities (Power at road → Off grid)-15.0%

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.

Build the listing kit Post a deal or JV