Cowley County, KS · Sold

KS-301252

2109 County Road 265

$10,300

$4,153/ac · 2.48 ac

Offer report Market this tract

Acreage2.48 ac

Price per acre$4,153/ac

ZoningMixed Use

Road accessGravel

UtilitiesPower at road

TopographySloped

ListedJul 5, 2025

Coordinates37.1824, -96.9008

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

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

View Cowley market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands3.9% 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

318 ft of deeded road frontage.

Power149 ft away

Power at or near the road.

Buildable area1.91 of 2.48 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$8,007

$6,868 – $9,146 · $3,229/ac on 2.48 ac

Asking vs estimate

+28.6%

Priced above the comp set

Weighted from 8 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 $10,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$4,576

$1,845/ac · +30.0% target margin

You need $5,724 off asking to hit this margin.

All-in cost$4,965

Net resale$7,367

Projected profit$2,402

ROI+48.4%

Annualized+69.2%

Break-even resale$2,176/ac

Profit if resale lands off target

-20%

$928

-10%

$1,665

$2,402

+10%

$3,139

+20%

$3,875

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KS-452229 Dirt · Power at road	5.0	Jul 27, 2026	$14,400	2,868	3,425	2.0 mi	83
KS-300601 Landlocked · Full utilities	1.6	Jul 27, 2026	$4,700	3,023	3,618	5.8 mi	77
KS-180185 Paved · Power at road	1.1	Jul 27, 2026	$3,300	2,864	2,400	8.6 mi	74
KS-810133 Dirt · Power at road	1.1	Jul 27, 2026	$2,900	2,626	3,018	7.3 mi	74
KS-391090 Dirt · Off grid	2.2	Sep 25, 2025	$4,800	2,189	3,097	11.2 mi	73
KS-800717 Gravel · Off grid	1.7	Mar 7, 2025	$4,600	2,708	3,352	4.3 mi	72
KS-782090 Dirt · Power at road	4.5	May 11, 2024	$10,200	2,235	2,903	9.1 mi	62
KS-312468 Landlocked · Power at road	6.0	Apr 14, 2024	$14,600	2,445	4,081	7.5 mi	60

Show adjustment detail for the top comp

Tract size (5.03 ac → 2.48 ac)+2.4%
Access (Dirt → Gravel)+16.3%

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