KS-610097
2592 County Road 225
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Thomas County, Kansas. Flint Hills grazing and dryland wheat ground; large tracts, thin margins.
View Thomas market data →Step 1 · Is this a deal?
5 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.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $979 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| KS-750045 Gravel · Off grid | 1.0 | May 2, 2025 | $3,100 | 2,989 | 2,141 | 8.5 mi | 76 |
| KS-950573 Gravel · Power at road | 1.5 | May 3, 2026 | $6,000 | 3,989 | 2,344 | 11.6 mi | 74 |
| KS-951619 Gravel · Power at road | 3.2 | Jul 15, 2026 | $6,800 | 2,096 | 1,243 | 3.9 mi | 70 |
| KS-641621 Paved · Power at road | 3.2 | Jul 27, 2026 | $12,900 | 3,982 | 1,998 | 4.5 mi | 70 |
| KS-910598 Paved · Power at road | 1.5 | Jun 21, 2025 | $7,000 | 4,566 | 2,356 | 9.4 mi | 69 |
| KS-420611 Dirt · Power at road | 1.6 | Oct 11, 2024 | $4,800 | 3,075 | 2,238 | 4.6 mi | 68 |
| KS-860904 Gravel · Off grid | 1.9 | Jun 6, 2024 | $4,700 | 2,443 | 1,830 | 5.2 mi | 65 |
| KS-511706 Gravel · Full utilities | 3.4 | Feb 22, 2026 | $13,400 | 3,885 | 1,922 | 5.4 mi | 65 |
| KS-991169 Gravel · Off grid | 2.3 | Nov 7, 2024 | $6,000 | 2,589 | 1,915 | 7.2 mi | 63 |
| KS-381530 Dirt · Power at road | 3.0 | Sep 6, 2025 | $8,200 | 2,707 | 1,929 | 7.3 mi | 62 |
Show adjustment detail for the top comp
- Access (Gravel → Landlocked)-32.0%
- Market time (15 mo)+5.4%
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.