NM-463368
7395 County Road 322
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
397 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $4,489 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-693061 Gravel · Power at road | 13.3 | Jul 27, 2026 | $22,200 | 1,665 | 1,385 | 5.1 mi | 89 |
| NM-113538 Landlocked · Power at road | 18.8 | Jul 27, 2026 | $21,900 | 1,165 | 1,481 | 7.5 mi | 87 |
| NM-333267 Dirt · Power at road | 15.5 | Jul 27, 2026 | $27,000 | 1,749 | 1,719 | 6.2 mi | 84 |
| NM-263380 Gravel · Power at road | 16.8 | Dec 29, 2024 | $40,300 | 2,402 | 2,184 | 5.3 mi | 78 |
| NM-762512 Paved · Off grid | 8.9 | Jul 27, 2026 | $9,800 | 1,100 | 882 | 12.5 mi | 78 |
| NM-564393 Gravel · Power at road | 35.0 | Jul 27, 2026 | $34,100 | 977 | 925 | 11.3 mi | 77 |
| NM-514002 Gravel · Off grid | 26.3 | Sep 2, 2025 | $30,900 | 1,172 | 1,295 | 10.2 mi | 73 |
| NM-753680 Dirt · Power at road | 20.9 | Jun 7, 2024 | $33,200 | 1,591 | 1,766 | 1.4 mi | 72 |
| NM-794285 Paved · Full utilities | 32.3 | Jul 27, 2026 | $59,800 | 1,849 | 1,200 | 12.8 mi | 70 |
| NM-334188 Landlocked · Power at road | 30.1 | Jun 22, 2025 | $20,600 | 685 | 974 | 13.6 mi | 67 |
Show adjustment detail for the top comp
- Tract size (13.32 ac → 16.63 ac)-2.3%
- 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.