Union County, NM · Sold

NM-633480

2224 County Road 111

$21,500

$1,192/ac · 18.04 ac

Offer report Market this tract

Acreage18.04 ac

Price per acre$1,192/ac

ZoningAgricultural

Road accessLandlocked

UtilitiesFull utilities

TopographyFlat

ListedNov 2, 2024

Coordinates36.4233, -103.4102

Loading terrain…

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

Union County, New Mexico. Cheapest large-tract market in the country; access and water are the whole story.

View Union market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

High risk

Wetlands31.8% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.9%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessLandlocked

No legal access of record — resale is severely limited.

PowerOn site

Power at or near the road.

Buildable area11.69 of 18.04 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$22,015

$18,478 – $25,552 · $1,220/ac on 18.04 ac

Asking vs estimate

-2.3%

In line with the comp set

Weighted from 6 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 $21,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$12,580

$697/ac · +30.0% target margin

You need $8,920 off asking to hit this margin.

All-in cost$13,649

Net resale$20,254

Projected profit$6,605

ROI+48.4%

Annualized+69.3%

Break-even resale$822/ac

Profit if resale lands off target

-20%

$2,554

-10%

$4,579

$6,605

+10%

$8,630

+20%

$10,656

Comparable sales6 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
NM-202857 Gravel · Off grid	11.5	Mar 10, 2026	$17,600	1,535	1,455	4.0 mi	75
NM-731706 Paved · Full utilities	5.0	Jul 27, 2026	$9,700	1,938	1,011	6.7 mi	69
NM-132005 Gravel · Full utilities	6.2	Jul 27, 2026	$12,500	2,013	1,253	11.7 mi	68
NM-175474 Gravel · Full utilities	76.5	Jan 16, 2026	$86,800	1,135	1,020	1.6 mi	67
NM-292771 Paved · Full utilities	10.8	Nov 7, 2024	$27,200	2,517	1,479	12.0 mi	64
NM-914496 Gravel · Full utilities	37.7	Apr 12, 2024	$48,500	1,288	1,073	12.2 mi	59

Show adjustment detail for the top comp

Tract size (11.49 ac → 18.04 ac)-4.6%
Access (Gravel → Landlocked)-32.0%
Utilities (Off grid → Full utilities)+43.5%
Market time (5 mo)+1.8%

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