Sandoval County, NM · Sold

NM-627263

7802 County Road 366

$277,700

$994/ac · 280 ac

Offer report Market this tract

Acreage280 ac

Price per acre$994/ac

ZoningMixed Use

Road accessPaved

UtilitiesOff grid

TopographyWooded

ListedAug 18, 2024

Coordinates35.7263, -106.8794

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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

2 items to verify before you offer.

Risk index

Low risk

Wetlands2.1% of tract

Little to no mapped wetland coverage.

Average slope8.0%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power9,644 ft away

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

Buildable area259.96 of 279.51 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$228,040

$200,528 – $255,551 · $816/ac on 280 ac

Asking vs estimate

+21.8%

Priced above 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 $277,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$130,308

$466/ac · +30.0% target margin

You need $147,392 off asking to hit this margin.

All-in cost$141,384

Net resale$209,796

Projected profit$68,412

ROI+48.4%

Annualized+69.3%

Break-even resale$550/ac

Profit if resale lands off target

-20%

$26,453

-10%

$47,433

$68,412

+10%

$89,392

+20%

$110,371

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NM-237073 Dirt · Off grid	243.6	Jan 6, 2026	$166,100	682	923	6.7 mi	79
NM-717527 Dirt · Full utilities	338.4	Apr 17, 2026	$230,700	682	699	8.9 mi	77
NM-557825 Landlocked · Power at road	420.0	Jun 19, 2026	$193,100	460	769	9.6 mi	75
NM-706567 Dirt · Full utilities	168.8	Nov 29, 2025	$163,800	970	829	8.3 mi	74
NM-376656 Landlocked · Power at road	180.1	Oct 30, 2025	$90,100	500	673	2.3 mi	74
NM-178123 Gravel · Off grid	521.2	Jul 27, 2026	$331,900	637	906	11.6 mi	74
NM-788091 Dirt · Off grid	509.2	Jun 17, 2024	$263,600	518	926	7.0 mi	64

Show adjustment detail for the top comp

Tract size (243.57 ac → 279.51 ac)-3.9%
Access (Dirt → Paved)+37.2%
Market time (7 mo)+2.5%

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