Breathitt County, KY · Sold

KY-547234

3088 County Road 377

$277,000

$2,668/ac · 104 ac

Offer report Market this tract

Acreage104 ac

Price per acre$2,668/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedMay 30, 2025

Coordinates37.5448, -83.3342

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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

Breathitt County, Kentucky. Cave country and Appalachian hunting tracts with cheap owner financing.

View Breathitt market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands1.1% of tract

Little to no mapped wetland coverage.

Average slope18.6%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,200 ft of deeded road frontage.

Power7,278 ft away

A long utility run — price in solar/off-grid instead.

Buildable area82.14 of 103.82 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$306,996

$251,961 – $362,030 · $2,957/ac on 104 ac

Asking vs estimate

-9.8%

Priced below the comp set

Weighted from 7 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 $277,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$175,426

$1,690/ac · +30.0% target margin

You need $101,574 off asking to hit this margin.

All-in cost$190,337

Net resale$282,436

Projected profit$92,099

ROI+48.4%

Annualized+69.3%

Break-even resale$1,993/ac

Profit if resale lands off target

-20%

$35,612

-10%

$63,855

$92,099

+10%

$120,343

+20%

$148,586

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KY-166539 Paved · Off grid	62.8	Oct 10, 2025	$223,300	3,559	2,389	0.9 mi	75
KY-337379 Gravel · Full utilities	115.3	Nov 6, 2024	$619,600	5,373	3,552	2.2 mi	75
KY-166622 Dirt · Power at road	66.6	Jul 20, 2025	$209,400	3,142	2,515	2.3 mi	75
KY-356422 Dirt · Power at road	57.6	Apr 29, 2024	$246,000	4,267	3,474	0.9 mi	69
KY-458028 Dirt · Power at road	184.5	Dec 27, 2024	$436,700	2,367	2,500	6.6 mi	67
KY-456221 Dirt · Power at road	49.8	Jun 3, 2024	$232,200	4,658	3,667	1.8 mi	67
KY-346059 Dirt · Power at road	44.3	Feb 9, 2025	$155,700	3,513	2,631	6.2 mi	64

Show adjustment detail for the top comp

Tract size (62.75 ac → 103.82 ac)-11.1%
Access (Paved → Dirt)-27.1%
Market time (10 mo)+3.6%

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.

Build the listing kit Post a deal or JV