Sandoval County, NM · Sold

NM-178123

3017 County Road 331

$314,600

$604/ac · 521 ac

Offer report Market this tract

Acreage521 ac

Price per acre$604/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographyMixed

ListedNov 21, 2025

Coordinates35.5596, -106.8959

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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

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?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands9.9% of tract

Little to no mapped wetland coverage.

Average slope3.5%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

4,704 ft of deeded road frontage.

Power1,916 ft away

Service extension needed; get a utility quote.

Buildable area446.09 of 521.16 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$304,435

$263,628 – $345,241 · $584/ac on 521 ac

Asking vs estimate

+3.3%

In line with the comp set

Weighted from 7 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 $314,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$173,963

$334/ac · +30.0% target margin

You need $140,637 off asking to hit this margin.

All-in cost$188,750

Net resale$280,080

Projected profit$91,330

ROI+48.4%

Annualized+69.2%

Break-even resale$394/ac

Profit if resale lands off target

-20%

$35,314

-10%

$63,322

$91,330

+10%

$119,338

+20%

$147,346

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NM-557825 Landlocked · Power at road	420.0	Jun 19, 2026	$193,100	460	542	11.9 mi	77
NM-788091 Dirt · Off grid	509.2	Jun 17, 2024	$263,600	518	652	5.3 mi	75
NM-717527 Dirt · Full utilities	338.4	Apr 17, 2026	$230,700	682	492	7.4 mi	74
NM-237073 Dirt · Off grid	243.6	Jan 6, 2026	$166,100	682	650	17.3 mi	69
NM-627263 Paved · Off grid	279.5	Jan 27, 2025	$259,400	928	696	11.6 mi	63
NM-376656 Landlocked · Power at road	180.1	Oct 30, 2025	$90,100	500	474	10.8 mi	61
NM-706567 Dirt · Full utilities	168.8	Nov 29, 2025	$163,800	970	584	11.8 mi	60

Show adjustment detail for the top comp

Tract size (419.97 ac → 521.16 ac)-6.3%
Access (Landlocked → Gravel)+47.1%
Utilities (Power at road → Off grid)-15.0%
Market time (2 mo)+0.7%

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