Torrance County, NM · Sold

NM-679264

990 County Road 239

$725,100

$609/ac · 1,191 ac

Offer report Market this tract

Acreage1,191 ac

Price per acre$609/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographyRolling

ListedJun 11, 2024

Coordinates34.6661, -105.7456

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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

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?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands0.1% of tract

Little to no mapped wetland coverage.

Average slope10.9%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power8,790 ft away

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

Buildable area1130.39 of 1191.08 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$611,220

$513,120 – $709,321 · $513/ac on 1,191 ac

Asking vs estimate

+18.6%

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 $725,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$349,269

$293/ac · +30.0% target margin

You need $375,831 off asking to hit this margin.

All-in cost$378,957

Net resale$562,323

Projected profit$183,366

ROI+48.4%

Annualized+69.2%

Break-even resale$346/ac

Profit if resale lands off target

-20%

$70,901

-10%

$127,134

$183,366

+10%

$239,598

+20%

$295,830

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NM-939993 Dirt · Power at road	2019.7	Jul 27, 2026	$825,700	409	411	5.9 mi	79
NM-348934 Dirt · Power at road	937.8	Jan 4, 2025	$516,800	551	464	12.8 mi	74
NM-599753 Gravel · Power at road	1697.4	Jul 28, 2025	$1,268,000	747	637	17.1 mi	65
NM-868813 Landlocked · Off grid	859.1	Sep 14, 2024	$292,600	341	421	20.2 mi	62
NM-557472 Dirt · Power at road	325.2	Nov 15, 2025	$304,600	937	553	10.6 mi	62
NM-607303 Dirt · Power at road	287.7	Dec 20, 2024	$284,500	989	584	8.0 mi	58
NM-477152 Gravel · Power at road	257.9	Jul 14, 2025	$303,100	1,175	566	16.4 mi	53

Show adjustment detail for the top comp

Tract size (2019.73 ac → 1191.08 ac)+18.0%
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.

Build the listing kit Post a deal or JV