NM-955337
4886 County Road 182
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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?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
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 $38,511 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-265452 Gravel · Full utilities | 75.3 | May 25, 2024 | $115,200 | 1,531 | 808 | 0.2 mi | 76 |
| NM-564393 Gravel · Power at road | 35.0 | Jul 27, 2026 | $34,100 | 977 | 494 | 10.9 mi | 76 |
| NM-334188 Landlocked · Power at road | 30.1 | Jun 22, 2025 | $20,600 | 685 | 520 | 6.6 mi | 71 |
| NM-706567 Dirt · Full utilities | 168.8 | Nov 29, 2025 | $163,800 | 970 | 687 | 1.8 mi | 69 |
| NM-794285 Paved · Full utilities | 32.3 | Jul 27, 2026 | $59,800 | 1,849 | 641 | 15.3 mi | 68 |
| NM-376656 Landlocked · Power at road | 180.1 | Oct 30, 2025 | $90,100 | 500 | 558 | 9.7 mi | 65 |
| NM-114659 Gravel · Full utilities | 42.4 | Aug 31, 2024 | $70,200 | 1,656 | 768 | 8.0 mi | 64 |
| NM-534380 Gravel · Power at road | 34.6 | Nov 16, 2024 | $45,400 | 1,311 | 709 | 6.4 mi | 63 |
| NM-514002 Gravel · Off grid | 26.3 | Sep 2, 2025 | $30,900 | 1,172 | 692 | 15.8 mi | 60 |
| NM-753680 Dirt · Power at road | 20.9 | Jun 7, 2024 | $33,200 | 1,591 | 943 | 10.9 mi | 53 |
Show adjustment detail for the top comp
- Tract size (75.27 ac → 69.26 ac)+1.9%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (27 mo)+9.4%
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.