NM-557825
2644 County Road 398
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $81,007 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-717527 Dirt · Full utilities | 338.4 | Apr 17, 2026 | $230,700 | 682 | 420 | 4.5 mi | 80 |
| NM-178123 Gravel · Off grid | 521.2 | Jul 27, 2026 | $331,900 | 637 | 545 | 11.9 mi | 78 |
| NM-376656 Landlocked · Power at road | 180.1 | Oct 30, 2025 | $90,100 | 500 | 405 | 11.3 mi | 72 |
| NM-788091 Dirt · Off grid | 509.2 | Jun 17, 2024 | $263,600 | 518 | 557 | 11.4 mi | 71 |
| NM-237073 Dirt · Off grid | 243.6 | Jan 6, 2026 | $166,100 | 682 | 555 | 9.9 mi | 69 |
| NM-706567 Dirt · Full utilities | 168.8 | Nov 29, 2025 | $163,800 | 970 | 499 | 1.4 mi | 69 |
| NM-627263 Paved · Off grid | 279.5 | Jan 27, 2025 | $259,400 | 928 | 594 | 9.6 mi | 66 |
Show adjustment detail for the top comp
- Tract size (338.42 ac → 419.97 ac)-6.2%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (4 mo)+1.4%
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.