KS-452229
8412 County Road 85
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.
Cowley County, Kansas. Flint Hills grazing and dryland wheat ground; large tracts, thin margins.
View Cowley market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
402 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $5,877 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| KS-301252 Gravel · Power at road | 2.5 | Jul 27, 2026 | $9,200 | 3,725 | 3,134 | 2.0 mi | 83 |
| KS-782090 Dirt · Power at road | 4.5 | May 11, 2024 | $10,200 | 2,235 | 2,437 | 7.2 mi | 74 |
| KS-312468 Landlocked · Power at road | 6.0 | Apr 14, 2024 | $14,600 | 2,445 | 3,426 | 5.6 mi | 72 |
| KS-300601 Landlocked · Full utilities | 1.6 | Jul 27, 2026 | $4,700 | 3,023 | 3,037 | 3.9 mi | 70 |
| KS-793291 Paved · Power at road | 10.8 | Dec 18, 2024 | $26,400 | 2,436 | 1,995 | 1.1 mi | 68 |
| KS-391090 Dirt · Off grid | 2.2 | Sep 25, 2025 | $4,800 | 2,189 | 2,600 | 9.5 mi | 66 |
| KS-800717 Gravel · Off grid | 1.7 | Mar 7, 2025 | $4,600 | 2,708 | 2,814 | 5.2 mi | 60 |
Show adjustment detail for the top comp
- Tract size (2.48 ac → 5.03 ac)-2.4%
- Access (Gravel → Dirt)-14.0%
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.