Lewis County, KY · Sold

KY-899572

2246 County Road 108

$1,295,700

$2,294/ac · 565 ac

Offer report Market this tract

Acreage565 ac

Price per acre$2,294/ac

ZoningMixed Use

Road accessDirt

UtilitiesFull utilities

TopographyFlat

ListedMay 5, 2026

Coordinates38.5178, -83.4223

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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

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands37.6% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope2.6%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

2,423 ft of deeded road frontage.

PowerOn site

Power at or near the road.

Buildable area334.77 of 564.72 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$1,299,815

$1,195,830 – $1,403,800 · $2,302/ac on 565 ac

Asking vs estimate

-0.3%

In line with the comp set

Weighted from 7 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 $1,295,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$742,751

$1,315/ac · +30.0% target margin

You need $552,949 off asking to hit this margin.

All-in cost$805,885

Net resale$1,195,830

Projected profit$389,945

ROI+48.4%

Annualized+69.2%

Break-even resale$1,551/ac

Profit if resale lands off target

-20%

$150,779

-10%

$270,362

$389,945

+10%

$509,528

+20%

$629,111

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KY-329632 Landlocked · Full utilities	589.8	Apr 21, 2026	$1,056,800	1,792	2,327	7.3 mi	88
KY-649358 Gravel · Full utilities	483.6	Jul 27, 2026	$1,262,000	2,610	2,146	8.9 mi	87
KY-688947 Dirt · Power at road	359.1	Nov 14, 2025	$813,900	2,267	2,490	4.7 mi	75
KY-919543 Gravel · Off grid	553.0	Sep 24, 2024	$894,200	1,617	2,141	8.0 mi	72
KY-538844 Gravel · Power at road	333.3	Nov 30, 2025	$830,400	2,492	2,299	5.9 mi	71
KY-798423 Landlocked · Off grid	245.7	Apr 18, 2026	$419,800	1,709	2,459	5.2 mi	71
KY-398363 Landlocked · Power at road	235.2	Nov 27, 2024	$417,800	1,776	2,269	7.1 mi	64

Show adjustment detail for the top comp

Tract size (589.81 ac → 564.72 ac)+1.3%
Access (Landlocked → Dirt)+26.5%
Market time (4 mo)+1.3%

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