Barber County, KS · Sold

KS-600254

6332 County Road 86

$2,600

$2,167/ac · 1.20 ac

Offer report Market this tract

Acreage1.20 ac

Price per acre$2,167/ac

ZoningAgricultural

Road accessDirt

UtilitiesFull utilities

TopographyMixed

ListedJun 19, 2025

Coordinates37.2681, -98.6712

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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

Barber County, Kansas. Flint Hills grazing and dryland wheat ground; large tracts, thin margins.

View Barber market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands17.4% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope5.5%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

PowerOn site

Power at or near the road.

Buildable area0.94 of 1.20 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$3,088

$2,342 – $3,834 · $2,573/ac on 1.20 ac

Asking vs estimate

-15.8%

Priced below the comp set

Weighted from 9 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 $2,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,765

$1,471/ac · +30.0% target margin

You need $835 off asking to hit this margin.

All-in cost$1,915

Net resale$2,841

Projected profit$926

ROI+48.4%

Annualized+69.2%

Break-even resale$1,735/ac

Profit if resale lands off target

-20%

$358

-10%

$642

$926

+10%

$1,210

+20%

$1,494

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KS-880667 Paved · Power at road	1.6	Jul 27, 2026	$6,300	3,873	3,466	2.1 mi	82
KS-210073 Paved · Off grid	1.1	Sep 11, 2025	$2,500	2,410	2,615	12.3 mi	77
KS-200864 Dirt · Power at road	1.9	Jun 14, 2025	$3,900	2,087	2,689	7.1 mi	76
KS-551880 Paved · Full utilities	3.9	Jul 27, 2026	$10,300	2,639	1,980	5.9 mi	76
KS-731271 Dirt · Off grid	2.5	Jul 27, 2026	$3,400	1,372	2,000	8.7 mi	74
KS-721463 Landlocked · Full utilities	2.9	Jul 27, 2026	$8,100	2,797	3,606	7.9 mi	72
KS-981895 Paved · Power at road	4.0	Jul 27, 2026	$11,400	2,892	2,648	7.7 mi	67
KS-801168 Gravel · Off grid	2.3	Jul 18, 2025	$3,700	1,598	2,085	8.9 mi	65
KS-921965 Paved · Power at road	4.2	Sep 11, 2024	$7,300	1,762	1,743	7.0 mi	56

Show adjustment detail for the top comp

Access (Paved → Dirt)-27.1%
Utilities (Power at road → Full utilities)+22.0%

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