Lewis County, KY · Sold

KY-565648

806 County Road 187

$81,200

$2,467/ac · 32.91 ac

Offer report Market this tract

Acreage32.91 ac

Price per acre$2,467/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedSep 25, 2023

Coordinates38.5187, -83.4599

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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

Lewis County, Kentucky. Cave country and Appalachian hunting tracts with cheap owner financing.

View Lewis market data →

Step 1 · Is this a deal?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands6.1% of tract

Little to no mapped wetland coverage.

Average slope10.9%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

833 ft of deeded road frontage.

Power1,594 ft away

Service extension needed; get a utility quote.

Buildable area29.36 of 32.91 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$106,085

$91,999 – $120,170 · $3,223/ac on 32.91 ac

Asking vs estimate

-23.5%

Priced below the comp set

Weighted from 8 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 $81,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$60,620

$1,842/ac · +30.0% target margin

You need $20,580 off asking to hit this margin.

All-in cost$65,773

Net resale$97,598

Projected profit$31,825

ROI+48.4%

Annualized+69.2%

Break-even resale$2,172/ac

Profit if resale lands off target

-20%

$12,306

-10%

$22,065

$31,825

+10%

$41,585

+20%

$51,345

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KY-836737 Dirt · Off grid	72.4	Oct 6, 2025	$168,800	2,330	2,822	2.9 mi	73
KY-504169 Gravel · Full utilities	11.3	Jul 27, 2026	$67,100	5,956	3,125	3.7 mi	71
KY-537173 Dirt · Power at road	99.3	Mar 2, 2026	$261,700	2,635	2,874	6.0 mi	68
KY-706800 Dirt · Full utilities	75.8	Jun 11, 2024	$256,800	3,387	3,042	5.5 mi	67
KY-835897 Gravel · Full utilities	39.4	Mar 9, 2024	$245,000	6,216	4,237	8.6 mi	67
KY-194295 Landlocked · Off grid	12.3	Jun 1, 2025	$35,700	2,888	3,381	10.1 mi	66
KY-767039 Dirt · Off grid	90.1	Oct 30, 2023	$221,400	2,457	3,377	7.3 mi	65
KY-596774 Landlocked · Power at road	74.4	Oct 13, 2024	$162,300	2,182	2,972	9.2 mi	63

Show adjustment detail for the top comp

Tract size (72.43 ac → 32.91 ac)+16.9%
Market time (10 mo)+3.6%

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