KY-259966
6476 County Road 149
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Henderson County, Kentucky. Cave country and Appalachian hunting tracts with cheap owner financing.
View Henderson market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
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 $512,928 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| KY-569521 Gravel · Off grid | 544.2 | Feb 25, 2026 | $1,046,600 | 1,923 | 1,798 | 3.4 mi | 82 |
| KY-769743 Dirt · Power at road | 639.2 | Mar 3, 2024 | $1,556,700 | 2,435 | 2,557 | 3.3 mi | 80 |
| KY-999404 Gravel · Off grid | 500.0 | Jul 27, 2026 | $1,182,500 | 2,365 | 2,118 | 4.4 mi | 79 |
| KY-709130 Gravel · Power at road | 410.0 | Jul 27, 2026 | $1,083,700 | 2,643 | 1,896 | 3.0 mi | 79 |
| KY-688548 Paved · Off grid | 268.9 | Jul 27, 2026 | $1,069,300 | 3,976 | 2,512 | 4.9 mi | 75 |
| KY-888939 Dirt · Power at road | 357.0 | Feb 13, 2026 | $756,400 | 2,119 | 1,728 | 8.1 mi | 73 |
| KY-339023 Landlocked · Full utilities | 379.4 | May 22, 2025 | $929,400 | 2,450 | 2,172 | 0.9 mi | 69 |
| KY-699560 Gravel · Full utilities | 559.8 | Dec 26, 2023 | $1,473,000 | 2,631 | 1,883 | 3.8 mi | 68 |
| KY-708642 Landlocked · Off grid | 287.9 | Oct 16, 2025 | $618,400 | 2,148 | 2,480 | 7.8 mi | 64 |
| KY-538499 Landlocked · Off grid | 259.6 | Aug 27, 2024 | $488,300 | 1,881 | 2,206 | 1.4 mi | 61 |
Show adjustment detail for the top comp
- Tract size (544.24 ac → 751.27 ac)-9.4%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (6 mo)+2.0%
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.