33238 Hwy 285
Como, CO 80432
RIVER ROAD LAND LLC · Park County, CO
Registered entity: River Road Land, LLC (Good Standing)
Needs review means a record exists that requires verification. No record means nothing is on file — which is not an all-clear.
A split estate — the minerals beneath are federally owned.
- Out-of-state owner (TX)
Action plan for this parcel
- 1.
2 rebate programs match this address
RecommendedrebateAcross state, county, and local sponsors — up to $1,000 stackable. Includes Colorado Wildfire Mitigation Income Tax Credit; Forest Restoration and Wildfire Risk Mitigation (FRWRM) Grant.
- 2.
Pull the water-right ownership chain
Recommendedwater3 senior water rights on record at or near this parcel (oldest priority 1881). Verify ownership and conveyance via the CO Division of Water Resources — senior rights that actually convey with the parcel are worth materially more than unbundled values suggest.
- 3.
Verify augmentation plans + diligence on the priority date
Recommendedwater3 senior water rights on record at or near this parcel (oldest priority 1881). Under prior appropriation those RIGHTS stand near the front of the call line in dry years — but they benefit this parcel only if they convey with it. Verify ownership and conveyance, augmentation-plan membership, and any pending change-of-use applications.
- 4.
Build a comp set of similar parcels
OptionalcontextHidden Gem parcels often cluster — there may be 3-5 other under-the-radar properties in the same county fitting this profile. Browse the county Discoveries panel for sibling parcels.
- 5.
Verify owner mailing address is current
OptionalcomplianceOwner of record is out-of-state. If you are the owner, ensure your county assessor has a current mailing address — undelivered tax bills are the most common precursor to tax-lien foreclosure.
Acrescope presents data and surfaces actions — it does not provide financial, legal, tax, or insurance advice. Confirm with a qualified professional before incurring costs.
The deal
What this parcel is worth, what encumbers it, and what its paper trail says — value, distress, listings, sales, and tax.
No distress filings on record for this parcel. We monitor county clerk recordings (NEDs, lis pendens, liens, judgements) and join them via fuzzy name match.
No active for-sale listings on record for this parcel. We track public-record foreclosure-sale lists (county Public Trustee) and attach them here when a sale is scheduled.
5828 COLHURST ST, DALLAS, TX 752305020
The land
What the ground itself is — cover, soils, buildability, water, minerals, and the public land around it.
Senior decreed water with priority back to 1881 — a senior priority date under Colorado prior appropriation; what actually conveys, and on what terms, is established by the decrees and title diligence.
| Priority | Structure | Source | Decreed |
|---|---|---|---|
| 1881-08-15 | DUNBAR DITCH 1(Ditch)WDID 2300894 ↗ | TARRYALL CREEK | 2.21 C |
| 1889-07-01 | TARRYALL CREEK AT US 285 NEAR COMO(Stream Gage)WDID 2302906 ↗ | TARRYALL CREEK | 5.7 C |
| 1985-10-15 | COMO RES 2(Reservoir)WDID 2303973 ↗ | TARRYALL CREEK | 7900 A |
- Permitted wells
- 3
- Primary use
- Domestic
- Max yield
- 5.1 gpm
- Deepest well
- 480 ft
- Most recent permit
- 2022-08-11
Source: the Colorado Division of Water Resources well-permit registry (CDSS). These are WATER wells (domestic / irrigation / stock), not oil & gas wells. Wells are matched to the parcel by proximity to its centroid, not by surveyed boundary — a well listed here can sit on an adjacent parcel. Descriptive, not legal advice — confirm the permit location, decreed use, and yield with CO DWR before relying on them.
No oil & gas wells within ½ mile of this parcel. Sourced from the Colorado Energy & Carbon Management Commission (ECMC) public registry.
- USFS· NFPike National ForestPike and San Isabel National Forestsparcel inside unit boundary0 mi1,097K ac
Distance is measured to the nearest edge of each unit's bounding box (a fast approximation, not precise polygon containment). “Inside unit boundary” means the parcel centroid sits within the unit's bbox; verify against the unit's precise boundary before acting.
- Mineral rights designation
- All Minerals
- Federal estate acres overlapping
- 7,600
Source: BLM Colorado Federal Mineral Estate (Solid Colors). Split-estate ownership is common in the Western US — verify deed history and any mineral-rights conveyance/reservation before relying on this signal.
The risk
What could burn, flood, slide, or fail to insure — and how exposed this parcel actually is.
| Incident | Acres | Contained | Distance |
|---|---|---|---|
| Willow | 7,196 | 80% | 28.8 mi |
- Wildfire damage potential (CO-WRA)
Unmapped▾
Wildfire damage potential is not yet mapped for this parcel.
- CO-WRA bld_dmg_pot tier
- Unmapped
- Acrescope wildfire component (0-100)
- 0
Source: Colorado Wildfire Risk Assessment (CO-WRA) · bld_dmg_pot
- FEMA flood zone
Zone X (minimal)▾
Zone X — minimal flood hazard mapped. Optional flood insurance still recommended for finished basements.
- FEMA NFHL zone
- X
- NFHL subtype
- AREA OF MINIMAL FLOOD HAZARD
- Special Flood Hazard Area
- No
- Acrescope flood component (0-100)
- 0
Actions that move this rating- Basement / finished-lower-level coverage — Even Zone X parcels can flood from snowmelt, hill runoff, or burst pipes. Confirm your homeowner policy covers below-grade water; add NFIP PRP if it does not.
- In Special Flood Hazard Area?
- No
- Elevation
- 9,652 ft · 2,942 m
- Nearest SNOTEL station
- Michigan Creek8.5 mi · 10,700 ftSnowpack reference for this area — link out for current SWE + 30-year normal.
- Fires within 5 mi
- 2
- Most recent
- 15 (Gun Range) — 2017
- Total acres burned within 5 mi
- 1,034
Show all 2 fires ▾
- 15 (Gun Range)2017517 ac· 2.1 mi
- Gunrange2017517 ac· 2.1 mi
The owner
Who holds it, through what entity, and what else that owner holds.
- Entity name
- River Road Land, LLC
- Status
- Good Standing
- State of formation
- TX
- Formation date
- 2017-07-01
- Entity type
- FLLC
- Registered agent
- —
- Median household income
- $67,065
- Median home value
- $431,900
- Median age
- 59.2
- Owner-occupied
- 19%(555 of 2,922 units)
- Bachelor's degree or higher
- 30.6%
- Vacancy rate
- 80.6%
Source: U.S. Census Bureau ACS 2022 5-year estimates, block group 080930004001. Block groups average ~1,500 people; these stats describe the surrounding community, not this parcel specifically.
- Verdict & action plan — full write-up with every claim cited to its record (free: summary above)
- Recommended diligence — the complete prioritized checklist for this parcel (free: top action above)
- Property & valuation — comp set, ag use-value adjustment, valuation walk-through (free: assessor value above)
- Land & stewardship — land cover, soils, buildability, regenerative potential
- Water & subsurface — each decreed right with priority date, WDID, and diversion history (free: counts above)
- Climate & hazards — burn history, insurability workup, mitigation rebate stack (free: tiers above)
- Distress & ownership — filing-by-filing record and the owner’s full entity network (free: flags above)
- Sources & methodology — every source record linked, dated, and retrievable
$99 per parcel — less than a third of one hour with the water attorney it tells you whether you need.
- Parcel ID
- 8bf36a45-96d4-419e-8689-c2b9c4306c4e
- APN
- 30990
- Schedule
- R0030990
- Assessor record
- 2026-08-22
- Sale history
- 2026-06-02
- Water rights
- 2026-08-20
- Well permits
- 2026-06-09
- Oil & gas wells
- 2026-08-20
- Federal mineral estate
- 2026-08-22
- Flood zones
- 2026-06-03
- Fire perimeters
- 2026-08-24
- Distress filings
- 2026-08-24
- Entity registrations
- 2026-08-22
- Conservation easements
- 2026-06-11
The date our copy of that office’s records last changed — domains update on different cadences.