KS-808503
7640 County Road 245
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Cowley County, Kansas. Flint Hills grazing and dryland wheat ground; large tracts, thin margins.
View Cowley 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.
No legal access of record — resale is severely limited.
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 $148,468 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| KS-507663 Dirt · Power at road | 257.6 | Jul 27, 2026 | $346,100 | 1,344 | 890 | 2.2 mi | 84 |
| KS-418677 Gravel · Full utilities | 536.9 | Feb 13, 2026 | $877,400 | 1,634 | 966 | 3.7 mi | 80 |
| KS-148534 Dirt · Off grid | 484.1 | Jan 20, 2026 | $299,500 | 619 | 593 | 7.3 mi | 80 |
| KS-328690 Paved · Power at road | 542.0 | Oct 29, 2024 | $872,600 | 1,610 | 1,040 | 2.9 mi | 76 |
| KS-337845 Landlocked · Power at road | 293.9 | May 12, 2025 | $242,600 | 826 | 755 | 10.7 mi | 70 |
| KS-707538 Dirt · Power at road | 235.3 | Jun 23, 2025 | $300,700 | 1,278 | 863 | 9.5 mi | 70 |
| KS-977289 Gravel · Off grid | 196.4 | Jul 27, 2026 | $396,100 | 2,017 | 1,252 | 9.5 mi | 70 |
| KS-146926 Paved · Full utilities | 151.0 | Dec 20, 2025 | $370,000 | 2,450 | 857 | 10.3 mi | 66 |
| KS-466854 Paved · Off grid | 143.3 | Jul 27, 2026 | $419,300 | 2,925 | 1,413 | 13.3 mi | 65 |
| KS-186962 Landlocked · Off grid | 155.0 | Sep 9, 2024 | $205,400 | 1,325 | 1,223 | 13.2 mi | 61 |
Show adjustment detail for the top comp
- Tract size (257.56 ac → 473.32 ac)-16.4%
- Access (Dirt → Landlocked)-20.9%
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.