Sandoval County, NM · Sold

NM-788091

8000 County Road 290

$255,700

$502/ac · 509 ac

Offer report Market this tract

Acreage509 ac

Price per acre$502/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedOct 25, 2023

Coordinates35.6320, -106.9254

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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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands25.0% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.3%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

4,442 ft of deeded road frontage.

Power8,958 ft away

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

Buildable area362.81 of 509.21 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$256,456

$222,745 – $290,167 · $504/ac on 509 ac

Asking vs estimate

-0.3%

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 $255,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$146,546

$288/ac · +30.0% target margin

You need $109,154 off asking to hit this margin.

All-in cost$159,002

Net resale$235,939

Projected profit$76,937

ROI+48.4%

Annualized+69.3%

Break-even resale$339/ac

Profit if resale lands off target

-20%

$29,749

-10%

$53,343

$76,937

+10%

$100,531

+20%

$124,125

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NM-178123 Gravel · Off grid	521.2	Jul 27, 2026	$331,900	637	553	5.3 mi	87
NM-557825 Landlocked · Power at road	420.0	Jun 19, 2026	$193,100	460	469	11.4 mi	82
NM-717527 Dirt · Full utilities	338.4	Apr 17, 2026	$230,700	682	426	7.7 mi	77
NM-237073 Dirt · Off grid	243.6	Jan 6, 2026	$166,100	682	563	13.5 mi	69
NM-376656 Landlocked · Power at road	180.1	Oct 30, 2025	$90,100	500	411	5.8 mi	68
NM-627263 Paved · Off grid	279.5	Jan 27, 2025	$259,400	928	603	7.0 mi	66
NM-706567 Dirt · Full utilities	168.8	Nov 29, 2025	$163,800	970	506	10.6 mi	64

Show adjustment detail for the top comp

Tract size (521.16 ac → 509.21 ac)+0.7%
Access (Gravel → Dirt)-14.0%

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