Ness County, KS · Sold

KS-878618

6578 County Road 21

$535,200

$1,040/ac · 514 ac

Offer report Market this tract

Acreage514 ac

Price per acre$1,040/ac

ZoningMixed Use

Road accessLandlocked

UtilitiesPower at road

TopographyFlat

ListedMar 22, 2025

Coordinates38.4751, -99.8692

Loading terrain…

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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands13.8% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope0.7%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power188 ft away

Power at or near the road.

Buildable area421.27 of 514.44 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$453,899

$410,871 – $496,927 · $882/ac on 514 ac

Asking vs estimate

+17.9%

Priced above 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 $535,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$259,371

$504/ac · +30.0% target margin

You need $275,829 off asking to hit this margin.

All-in cost$281,418

Net resale$417,587

Projected profit$136,170

ROI+48.4%

Annualized+69.2%

Break-even resale$595/ac

Profit if resale lands off target

-20%

$52,652

-10%

$94,411

$136,170

+10%

$177,928

+20%

$219,687

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KS-798736 Dirt · Full utilities	560.4	Jul 27, 2026	$707,800	1,263	842	3.9 mi	86
KS-608217 Dirt · Off grid	384.8	Jun 2, 2026	$401,100	1,042	896	2.7 mi	81
KS-747654 Gravel · Power at road	255.9	Jul 27, 2026	$459,100	1,794	995	5.6 mi	81
KS-358743 Paved · Full utilities	563.2	Apr 1, 2026	$857,000	1,522	750	7.3 mi	80
KS-699183 Dirt · Power at road	774.6	Sep 8, 2025	$795,500	1,027	956	4.6 mi	74
KS-627592 Dirt · Power at road	244.7	Sep 25, 2024	$285,300	1,166	800	1.1 mi	71
KS-549660 Paved · Off grid	1094.4	Apr 10, 2025	$1,149,200	1,050	949	4.1 mi	65

Show adjustment detail for the top comp

Tract size (560.35 ac → 514.44 ac)+2.6%
Access (Dirt → Landlocked)-20.9%
Utilities (Full utilities → Power at road)-18.0%

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.

Build the listing kit Post a deal or JV