KY-388254
1090 County Road 45
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Hart County, Kentucky. Cave country and Appalachian hunting tracts with cheap owner financing.
View Hart market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
A long utility run — price in solar/off-grid instead.
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 $200,412 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| KY-877897 Paved · Off grid | 167.8 | May 19, 2024 | $823,900 | 4,909 | 5,001 | 13.6 mi | 73 |
| KY-506954 Gravel · Full utilities | 84.8 | Jul 27, 2026 | $336,200 | 3,966 | 2,556 | 3.6 mi | 73 |
| KY-389217 Dirt · Off grid | 436.7 | Mar 4, 2026 | $1,357,100 | 3,108 | 5,323 | 7.3 mi | 71 |
| KY-699239 Paved · Power at road | 443.7 | Jan 20, 2025 | $2,015,600 | 4,543 | 5,067 | 2.5 mi | 68 |
| KY-907199 Gravel · Off grid | 101.2 | Feb 6, 2026 | $448,500 | 4,431 | 4,362 | 10.6 mi | 68 |
| KY-559624 Gravel · Power at road | 586.4 | Jul 27, 2026 | $1,232,800 | 2,102 | 2,830 | 12.5 mi | 67 |
| KY-557898 Landlocked · Power at road | 167.9 | Jul 11, 2024 | $653,100 | 3,889 | 5,811 | 11.1 mi | 65 |
| KY-627854 Landlocked · Power at road | 162.7 | Jun 27, 2024 | $501,200 | 3,081 | 4,572 | 10.5 mi | 65 |
| KY-109140 Paved · Power at road | 413.0 | Sep 18, 2024 | $1,604,000 | 3,884 | 4,297 | 13.0 mi | 62 |
| KY-836865 Gravel · Power at road | 79.5 | Jun 4, 2025 | $296,700 | 3,734 | 3,030 | 8.0 mi | 60 |
Show adjustment detail for the top comp
- Tract size (167.83 ac → 217.36 ac)-6.9%
- Market time (27 mo)+9.4%
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.