CO-396783
4695 County Road 396
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
2,347 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 $308,719 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| CO-967211 Gravel · Off grid | 167.1 | Jun 26, 2025 | $763,600 | 4,570 | 6,133 | 5.6 mi | 74 |
| CO-188042 Dirt · Off grid | 305.0 | Nov 11, 2025 | $590,700 | 1,936 | 3,527 | 4.8 mi | 73 |
| CO-526324 Landlocked · Off grid | 87.9 | Mar 2, 2025 | $162,500 | 1,850 | 3,136 | 6.1 mi | 72 |
| CO-247424 Gravel · Power at road | 194.9 | Jun 22, 2025 | $506,400 | 2,598 | 3,093 | 5.2 mi | 69 |
| CO-425085 Gravel · Off grid | 35.8 | Jul 27, 2026 | $180,000 | 5,025 | 4,541 | 9.4 mi | 68 |
| CO-687919 Dirt · Power at road | 279.0 | Apr 22, 2026 | $907,100 | 3,251 | 4,815 | 10.7 mi | 68 |
| CO-717499 Paved · Off grid | 205.8 | May 18, 2024 | $721,100 | 3,503 | 4,407 | 7.5 mi | 67 |
| CO-186158 Gravel · Off grid | 77.9 | Nov 22, 2024 | $302,200 | 3,879 | 4,395 | 8.9 mi | 66 |
| CO-627810 Landlocked · Power at road | 257.9 | Jan 5, 2025 | $572,700 | 2,221 | 4,286 | 8.2 mi | 61 |
| CO-605543 Dirt · Off grid | 49.9 | Dec 23, 2024 | $144,700 | 2,900 | 3,458 | 8.7 mi | 61 |
Show adjustment detail for the top comp
- Tract size (167.08 ac → 122.54 ac)+8.5%
- Access (Gravel → Paved)+18.0%
- Market time (14 mo)+4.8%
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.