Ford County, KS · Sold

KS-695094

9164 County Road 194

$141,200

$3,526/ac · 40.05 ac

Offer report Market this tract

Acreage40.05 ac

Price per acre$3,526/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographySloped

ListedDec 18, 2025

Coordinates37.6620, -99.8618

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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

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

View Ford market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands2.0% of tract

Little to no mapped wetland coverage.

Average slope23.4%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,181 ft of deeded road frontage.

Power5,122 ft away

A long utility run — price in solar/off-grid instead.

Buildable area23.55 of 40.05 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$106,287

$81,786 – $130,788 · $2,654/ac on 40.05 ac

Asking vs estimate

+32.8%

Priced above the comp set

Weighted from 10 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 $141,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$60,735

$1,516/ac · +30.0% target margin

You need $80,465 off asking to hit this margin.

All-in cost$65,897

Net resale$97,784

Projected profit$31,887

ROI+48.4%

Annualized+69.3%

Break-even resale$1,788/ac

Profit if resale lands off target

-20%

$12,330

-10%

$22,108

$31,887

+10%

$41,665

+20%

$51,443

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KS-734995 Gravel · Full utilities	37.3	Jul 27, 2026	$158,200	4,244	2,926	4.1 mi	88
KS-715410 Landlocked · Power at road	50.4	Jul 27, 2026	$93,800	1,863	2,439	7.1 mi	80
KS-565566 Gravel · Off grid	56.4	Jan 15, 2026	$79,500	1,409	1,544	4.7 mi	80
KS-844900 Dirt · Power at road	34.8	Nov 2, 2025	$120,900	3,474	3,460	2.5 mi	79
KS-454661 Paved · Full utilities	29.3	Oct 5, 2025	$179,000	6,114	3,546	3.9 mi	75
KS-984329 Dirt · Power at road	23.0	Jan 12, 2026	$57,600	2,504	2,320	3.2 mi	73
KS-646193 Dirt · Power at road	88.8	Feb 25, 2026	$159,500	1,797	2,144	8.2 mi	72
KS-616202 Gravel · Off grid	89.4	Dec 28, 2024	$155,500	1,740	2,205	5.1 mi	67
KS-775661 Dirt · Power at road	60.4	Sep 27, 2024	$165,800	2,746	3,177	6.5 mi	66
KS-665881 Dirt · Power at road	70.8	Jan 26, 2025	$166,000	2,344	2,773	6.2 mi	65

Show adjustment detail for the top comp

Tract size (37.28 ac → 40.05 ac)-1.3%
Utilities (Full utilities → Off grid)-30.3%

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