NM-444189
3273 County Road 198
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.
Torrance County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.
View Torrance market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 6 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 $20,500 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| NM-693955 Landlocked · Off grid | 25.4 | Jul 7, 2026 | $40,600 | 1,595 | 2,295 | 15.9 mi | 78 |
| NM-794435 Paved · Power at road | 36.0 | May 22, 2026 | $96,900 | 2,689 | 2,015 | 13.5 mi | 76 |
| NM-364339 Dirt · Off grid | 33.6 | Jul 12, 2024 | $52,400 | 1,558 | 2,007 | 10.2 mi | 70 |
| NM-293137 Dirt · Power at road | 14.1 | May 26, 2025 | $24,800 | 1,762 | 1,658 | 4.3 mi | 70 |
| NM-694783 Dirt · Off grid | 46.4 | Aug 18, 2025 | $41,700 | 900 | 1,177 | 11.7 mi | 69 |
| NM-842898 Gravel · Full utilities | 11.8 | Aug 14, 2025 | $41,900 | 3,538 | 2,287 | 3.5 mi | 68 |
Show adjustment detail for the top comp
- Tract size (25.45 ac → 30.15 ac)-2.6%
- Access (Landlocked → Gravel)+47.1%
- Market time (1 mo)+0.5%
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.