CO-186158
3281 County Road 194
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Washington County, Colorado. Front Range spillover and San Luis Valley off-grid lots moving fast.
View Washington market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
902 ft of deeded road frontage.
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 10 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 $146,768 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-425085 Gravel · Off grid | 35.8 | Jul 27, 2026 | $180,000 | 5,025 | 4,299 | 2.4 mi | 80 |
| CO-396783 Paved · Off grid | 122.5 | Jun 9, 2026 | $589,500 | 4,810 | 4,589 | 8.9 mi | 76 |
| CO-605543 Dirt · Off grid | 49.9 | Dec 23, 2024 | $144,700 | 2,900 | 3,274 | 5.0 mi | 74 |
| CO-526324 Landlocked · Off grid | 87.9 | Mar 2, 2025 | $162,500 | 1,850 | 2,969 | 9.4 mi | 73 |
| CO-684790 Paved · Power at road | 28.9 | Jul 27, 2026 | $279,800 | 9,674 | 5,754 | 6.4 mi | 70 |
| CO-895720 Gravel · Power at road | 56.7 | Jan 18, 2024 | $362,800 | 6,396 | 5,618 | 3.9 mi | 70 |
| CO-967211 Gravel · Off grid | 167.1 | Jun 26, 2025 | $763,600 | 4,570 | 5,806 | 5.8 mi | 69 |
| CO-994607 Gravel · Power at road | 25.3 | May 10, 2025 | $177,200 | 6,994 | 5,056 | 2.5 mi | 65 |
| CO-247424 Gravel · Power at road | 194.9 | Jun 22, 2025 | $506,400 | 2,598 | 2,928 | 8.3 mi | 65 |
| CO-717499 Paved · Off grid | 205.8 | May 18, 2024 | $721,100 | 3,503 | 4,173 | 4.2 mi | 61 |
Show adjustment detail for the top comp
- Tract size (35.81 ac → 77.92 ac)-14.6%
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.