NM-706567
613 County Road 195
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Sandoval County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Sandoval market data →Step 1 · Is this a deal?
3 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.
1,198 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $81,017 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-717527 Dirt · Full utilities | 338.4 | Apr 17, 2026 | $230,700 | 682 | 842 | 4.6 mi | 77 |
| NM-376656 Landlocked · Power at road | 180.1 | Oct 30, 2025 | $90,100 | 500 | 811 | 10.0 mi | 75 |
| NM-237073 Dirt · Off grid | 243.6 | Jan 6, 2026 | $166,100 | 682 | 1,112 | 8.7 mi | 75 |
| NM-557825 Landlocked · Power at road | 420.0 | Jun 19, 2026 | $193,100 | 460 | 927 | 1.4 mi | 73 |
| NM-627263 Paved · Off grid | 279.5 | Jan 27, 2025 | $259,400 | 928 | 1,191 | 8.3 mi | 69 |
| NM-178123 Gravel · Off grid | 521.2 | Jul 27, 2026 | $331,900 | 637 | 1,092 | 11.8 mi | 66 |
| NM-265452 Gravel · Full utilities | 75.3 | May 25, 2024 | $115,200 | 1,531 | 1,175 | 1.7 mi | 65 |
| NM-955337 Landlocked · Off grid | 69.3 | Jul 12, 2024 | $61,500 | 889 | 1,405 | 1.8 mi | 63 |
| NM-788091 Dirt · Off grid | 509.2 | Jun 17, 2024 | $263,600 | 518 | 1,115 | 10.6 mi | 57 |
Show adjustment detail for the top comp
- Tract size (338.42 ac → 168.82 ac)+21.8%
- Market time (4 mo)+1.4%
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.