KS-193885
9715 County Road 186
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Ellis County, Kansas. Flint Hills grazing and dryland wheat ground; large tracts, thin margins.
View Ellis market data →Step 1 · Is this a deal?
3 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.
850 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 9 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 $55,484 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| KS-653809 Gravel · Power at road | 15.8 | May 26, 2025 | $56,800 | 3,595 | 3,756 | 2.9 mi | 82 |
| KS-933352 Paved · Power at road | 11.3 | Mar 18, 2026 | $43,800 | 3,861 | 3,202 | 4.9 mi | 78 |
| KS-274213 Gravel · Off grid | 21.2 | Jul 13, 2025 | $86,200 | 4,073 | 5,161 | 4.8 mi | 77 |
| KS-543076 Dirt · Full utilities | 9.3 | Jul 15, 2026 | $43,200 | 4,651 | 4,209 | 5.8 mi | 76 |
| KS-503353 Gravel · Power at road | 11.3 | Nov 7, 2024 | $59,600 | 5,250 | 5,426 | 4.3 mi | 74 |
| KS-244112 Landlocked · Full utilities | 19.7 | May 18, 2025 | $71,300 | 3,625 | 4,690 | 5.8 mi | 73 |
| KS-675036 Gravel · Power at road | 38.4 | Mar 31, 2026 | $128,500 | 3,345 | 3,840 | 7.0 mi | 73 |
| KS-184553 Paved · Full utilities | 27.1 | Jan 5, 2025 | $110,500 | 4,083 | 3,229 | 5.9 mi | 66 |
| KS-522374 Gravel · Power at road | 5.6 | Dec 23, 2023 | $21,400 | 3,828 | 3,900 | 7.6 mi | 59 |
Show adjustment detail for the top comp
- Tract size (15.79 ac → 16.68 ac)-0.6%
- Market time (15 mo)+5.1%
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.