Cowley County, KS · Sold

KS-418677

8385 County Road 276

$871,300

$1,623/ac · 537 ac

Offer report Market this tract

Acreage537 ac

Price per acre$1,623/ac

ZoningResidential

Road accessGravel

UtilitiesFull utilities

TopographySloped

ListedMay 5, 2025

Coordinates37.2578, -96.7745

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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

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

Wetlands2.8% of tract

Little to no mapped wetland coverage.

Average slope29.7%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

5,336 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area313.12 of 536.90 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$843,747

$655,744 – $1,031,750 · $1,572/ac on 537 ac

Asking vs estimate

+3.3%

In line with 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 $871,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$482,141

$898/ac · +30.0% target margin

You need $389,159 off asking to hit this margin.

All-in cost$523,123

Net resale$776,247

Projected profit$253,124

ROI+48.4%

Annualized+69.2%

Break-even resale$1,059/ac

Profit if resale lands off target

-20%

$97,874

-10%

$175,499

$253,124

+10%

$330,749

+20%

$408,373

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KS-328690 Paved · Power at road	542.0	Oct 29, 2024	$872,600	1,610	1,795	3.1 mi	80
KS-148534 Dirt · Off grid	484.1	Jan 20, 2026	$299,500	619	1,025	8.3 mi	77
KS-808503 Landlocked · Power at road	473.3	Sep 5, 2025	$387,800	819	1,471	3.7 mi	77
KS-507663 Dirt · Power at road	257.6	Jul 27, 2026	$346,100	1,344	1,537	5.1 mi	75
KS-977289 Gravel · Off grid	196.4	Jul 27, 2026	$396,100	2,017	2,163	8.2 mi	72
KS-337845 Landlocked · Power at road	293.9	May 12, 2025	$242,600	826	1,304	7.3 mi	65
KS-287186 Gravel · Off grid	182.3	Feb 26, 2025	$221,800	1,217	1,354	9.3 mi	65
KS-707538 Dirt · Power at road	235.3	Jun 23, 2025	$300,700	1,278	1,491	9.2 mi	62
KS-186962 Landlocked · Off grid	155.0	Sep 9, 2024	$205,400	1,325	2,113	11.0 mi	53

Show adjustment detail for the top comp

Access (Paved → Gravel)-15.3%
Utilities (Power at road → Full utilities)+22.0%
Market time (22 mo)+7.5%

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