Breckinridge County, KY · Sold

KY-425145

6273 County Road 196

$52,600

$2,301/ac · 22.86 ac

Offer report Market this tract

Acreage22.86 ac

Price per acre$2,301/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedOct 20, 2025

Coordinates37.8292, -86.4709

Loading terrain…

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

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

View Breckinridge market data →

Step 1 · Is this a deal?

Due diligence

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands29.8% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.4%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power7,306 ft away

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

Buildable area15.25 of 22.86 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$57,636

$48,023 – $67,248 · $2,521/ac on 22.86 ac

Asking vs estimate

-8.7%

Priced below the comp set

Weighted from 6 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 $52,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$32,935

$1,441/ac · +30.0% target margin

You need $19,665 off asking to hit this margin.

All-in cost$35,734

Net resale$53,025

Projected profit$17,290

ROI+48.4%

Annualized+69.2%

Break-even resale$1,699/ac

Profit if resale lands off target

-20%

$6,685

-10%

$11,988

$17,290

+10%

$22,593

+20%

$27,895

Comparable sales6 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KY-145525 Landlocked · Full utilities	30.1	Jul 27, 2026	$100,200	3,330	3,064	6.8 mi	80
KY-906299 Gravel · Power at road	52.7	Jul 27, 2026	$181,800	3,447	2,915	8.4 mi	75
KY-416188 Paved · Power at road	48.7	Nov 19, 2025	$144,300	2,965	2,150	6.0 mi	72
KY-364836 Gravel · Full utilities	18.3	Apr 20, 2025	$62,000	3,394	2,085	6.8 mi	71
KY-554189 Dirt · Off grid	11.4	Sep 9, 2024	$31,500	2,753	2,754	8.5 mi	70
KY-856473 Dirt · Power at road	59.8	Feb 14, 2026	$119,700	2,001	2,058	7.6 mi	68

Show adjustment detail for the top comp

Tract size (30.1 ac → 22.86 ac)+4.2%
Access (Landlocked → Dirt)+26.5%
Utilities (Full utilities → Off grid)-30.3%

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