Nelson County, KY · Sold

KY-205688

8233 County Road 393

$248,800

$7,344/ac · 33.88 ac

Offer report Market this tract

Acreage33.88 ac

Price per acre$7,344/ac

ZoningMixed Use

Road accessDirt

UtilitiesPower at road

TopographyWooded

ListedJul 22, 2024

Coordinates37.8585, -85.5159

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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

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

View Nelson market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands18.7% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope6.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

618 ft of deeded road frontage.

Power185 ft away

Power at or near the road.

Buildable area26.17 of 33.88 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$217,222

$186,673 – $247,770 · $6,411/ac on 33.88 ac

Asking vs estimate

+14.5%

Priced above the comp set

Weighted from 9 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 $248,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$124,127

$3,664/ac · +30.0% target margin

You need $124,673 off asking to hit this margin.

All-in cost$134,678

Net resale$199,844

Projected profit$65,166

ROI+48.4%

Annualized+69.2%

Break-even resale$4,321/ac

Profit if resale lands off target

-20%

$25,197

-10%

$45,182

$65,166

+10%

$85,150

+20%

$105,135

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KY-805938 Dirt · Power at road	40.6	Feb 21, 2025	$268,500	6,612	7,252	3.1 mi	79
KY-945802 Gravel · Off grid	36.8	Nov 21, 2024	$225,100	6,117	6,735	6.5 mi	77
KY-634658 Paved · Power at road	16.1	Jan 26, 2025	$132,300	8,235	5,758	0.9 mi	73
KY-856447 Dirt · Power at road	58.7	Jan 18, 2024	$353,800	6,027	7,419	5.1 mi	72
KY-384323 Paved · Power at road	12.6	Nov 18, 2025	$126,400	10,031	6,622	9.4 mi	70
KY-474412 Gravel · Off grid	13.4	Mar 22, 2025	$77,800	5,786	5,479	2.9 mi	69
KY-856110 Paved · Off grid	46.0	May 3, 2024	$323,800	7,041	6,995	9.5 mi	65
KY-597004 Landlocked · Off grid	87.9	Jul 25, 2025	$311,400	3,544	6,701	6.0 mi	63
KY-187069 Dirt · Power at road	92.1	Apr 10, 2024	$297,500	3,230	4,366	9.1 mi	60

Show adjustment detail for the top comp

Tract size (40.6 ac → 33.88 ac)+3.3%
Market time (18 mo)+6.2%

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