KS-285629
2096 County Road 176
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.
Sherman County, Kansas. Flint Hills grazing and dryland wheat ground; large tracts, thin margins.
View Sherman market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
717 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $55,013 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| KS-305124 Dirt · Off grid | 40.9 | Jul 27, 2026 | $99,400 | 2,429 | 3,097 | 2.4 mi | 82 |
| KS-734399 Landlocked · Power at road | 24.2 | Jul 27, 2026 | $50,900 | 2,101 | 2,642 | 2.0 mi | 81 |
| KS-106125 Dirt · Power at road | 84.5 | May 7, 2025 | $207,300 | 2,453 | 3,257 | 1.5 mi | 79 |
| KS-844526 Dirt · Full utilities | 26.5 | Jul 27, 2026 | $109,000 | 4,107 | 3,393 | 3.0 mi | 75 |
| KS-186369 Dirt · Off grid | 100.9 | Feb 3, 2026 | $292,900 | 2,904 | 4,594 | 4.5 mi | 73 |
| KS-396175 Gravel · Off grid | 87.7 | May 9, 2024 | $190,100 | 2,169 | 3,056 | 7.6 mi | 67 |
| KS-584959 Paved · Off grid | 36.3 | Aug 8, 2024 | $121,100 | 3,333 | 3,281 | 3.7 mi | 66 |
| KS-424337 Landlocked · Power at road | 23.1 | Sep 14, 2024 | $55,200 | 2,386 | 3,215 | 1.3 mi | 64 |
| KS-504021 Gravel · Power at road | 18.4 | May 26, 2024 | $55,800 | 3,031 | 2,727 | 4.5 mi | 62 |
Show adjustment detail for the top comp
- Tract size (40.93 ac → 59.01 ac)-7.0%
- Access (Dirt → Gravel)+16.3%
- Utilities (Off grid → Power at road)+17.6%
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.