Ness County, KS · Sold

KS-608217

4399 County Road 193

$487,900

$1,268/ac · 385 ac

Offer report Market this tract

Acreage385 ac

Price per acre$1,268/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedApr 22, 2025

Coordinates38.4421, -99.8955

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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

Ness County, Kansas. Flint Hills grazing and dryland wheat ground; large tracts, thin margins.

View Ness market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands2.7% of tract

Little to no mapped wetland coverage.

Average slope31.4%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

4,141 ft of deeded road frontage.

Power10,722 ft away

A long utility run — price in solar/off-grid instead.

Buildable area224.62 of 384.75 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$436,674

$361,924 – $511,423 · $1,135/ac on 385 ac

Asking vs estimate

+11.7%

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 $487,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$249,528

$649/ac · +30.0% target margin

You need $238,372 off asking to hit this margin.

All-in cost$270,738

Net resale$401,740

Projected profit$131,002

ROI+48.4%

Annualized+69.2%

Break-even resale$765/ac

Profit if resale lands off target

-20%

$50,654

-10%

$90,828

$131,002

+10%

$171,176

+20%

$211,350

Comparable sales9 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KS-798736 Dirt · Full utilities	560.4	Jul 27, 2026	$707,800	1,263	988	3.0 mi	83
KS-747654 Gravel · Power at road	255.9	Jul 27, 2026	$459,100	1,794	1,167	2.9 mi	80
KS-878618 Landlocked · Power at road	514.4	May 7, 2026	$552,300	1,074	1,274	2.7 mi	80
KS-416590 Gravel · Off grid	118.4	Jun 1, 2026	$296,700	2,506	1,565	2.5 mi	76
KS-358743 Paved · Full utilities	563.2	Apr 1, 2026	$857,000	1,522	880	5.6 mi	76
KS-699183 Dirt · Power at road	774.6	Sep 8, 2025	$795,500	1,027	1,122	3.1 mi	71
KS-627592 Dirt · Power at road	244.7	Sep 25, 2024	$285,300	1,166	938	3.8 mi	70
KS-806716 Landlocked · Power at road	129.7	May 4, 2026	$187,400	1,445	1,158	6.2 mi	67
KS-549660 Paved · Off grid	1094.4	Apr 10, 2025	$1,149,200	1,050	1,113	4.4 mi	63

Show adjustment detail for the top comp

Tract size (560.35 ac → 384.75 ac)+12.0%
Utilities (Full utilities → Off grid)-30.3%

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