KY-356422
4695 County Road 245
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Breathitt County, Kentucky. Cave country and Appalachian hunting tracts with cheap owner financing.
View Breathitt market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $116,826 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| KY-166539 Paved · Off grid | 62.8 | Oct 10, 2025 | $223,300 | 3,559 | 3,218 | 0.1 mi | 86 |
| KY-166622 Dirt · Power at road | 66.6 | Jul 20, 2025 | $209,400 | 3,142 | 3,388 | 1.5 mi | 82 |
| KY-346059 Dirt · Power at road | 44.3 | Feb 9, 2025 | $155,700 | 3,513 | 3,544 | 5.8 mi | 80 |
| KY-456221 Dirt · Power at road | 49.8 | Jun 3, 2024 | $232,200 | 4,658 | 4,939 | 1.8 mi | 77 |
| KY-547234 Dirt · Off grid | 103.8 | Dec 24, 2025 | $269,500 | 2,596 | 3,591 | 0.9 mi | 76 |
| KY-585237 Dirt · Off grid | 24.4 | Jul 27, 2026 | $91,300 | 3,737 | 3,783 | 6.2 mi | 74 |
| KY-324730 Paved · Off grid | 16.9 | Jul 27, 2026 | $106,100 | 6,270 | 4,411 | 5.1 mi | 69 |
| KY-405233 Paved · Full utilities | 24.4 | Dec 19, 2024 | $219,900 | 9,025 | 4,949 | 4.5 mi | 67 |
| KY-337379 Gravel · Full utilities | 115.3 | Nov 6, 2024 | $619,600 | 5,373 | 4,784 | 1.8 mi | 66 |
| KY-458028 Dirt · Power at road | 184.5 | Dec 27, 2024 | $436,700 | 2,367 | 3,368 | 6.3 mi | 62 |
Show adjustment detail for the top comp
- Tract size (62.75 ac → 57.65 ac)+1.8%
- Access (Paved → Dirt)-27.1%
- Utilities (Off grid → Power at road)+17.6%
- 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.