KS-396175
3824 County Road 400
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Sherman County, Kansas. Flint Hills grazing and dryland wheat ground; large tracts, thin margins.
View Sherman market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
1,305 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $91,818 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| KS-186369 Dirt · Off grid | 100.9 | Feb 3, 2026 | $292,900 | 2,904 | 3,571 | 5.1 mi | 81 |
| KS-285629 Gravel · Power at road | 59.0 | Feb 3, 2026 | $173,400 | 2,939 | 2,336 | 7.6 mi | 76 |
| KS-106125 Dirt · Power at road | 84.5 | May 7, 2025 | $207,300 | 2,453 | 2,532 | 8.2 mi | 74 |
| KS-305124 Dirt · Off grid | 40.9 | Jul 27, 2026 | $99,400 | 2,429 | 2,408 | 9.5 mi | 73 |
| KS-844526 Dirt · Full utilities | 26.5 | Jul 27, 2026 | $109,000 | 4,107 | 2,638 | 10.4 mi | 70 |
| KS-257622 Landlocked · Off grid | 250.0 | Jan 25, 2025 | $362,600 | 1,450 | 2,999 | 13.0 mi | 62 |
| KS-584959 Paved · Off grid | 36.3 | Aug 8, 2024 | $121,100 | 3,333 | 2,551 | 8.9 mi | 60 |
Show adjustment detail for the top comp
- Tract size (100.87 ac → 87.65 ac)+3.5%
- Access (Dirt → Gravel)+16.3%
- Market time (6 mo)+2.2%
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.