KS-672539
6493 County Road 388
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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?
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.
No legal access of record — resale is severely limited.
Power at or near the road.
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 $7,266 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| KS-592659 Landlocked · Off grid | 6.9 | Jul 27, 2026 | $18,700 | 2,719 | 3,222 | 7.8 mi | 85 |
| KS-813276 Gravel · Off grid | 10.7 | Jul 27, 2026 | $30,000 | 2,796 | 2,326 | 1.3 mi | 80 |
| KS-732983 Landlocked · Full utilities | 8.7 | Apr 9, 2026 | $24,700 | 2,842 | 2,413 | 6.5 mi | 79 |
| KS-641621 Paved · Power at road | 3.2 | Jul 27, 2026 | $12,900 | 3,982 | 2,236 | 4.2 mi | 77 |
| KS-431895 Dirt · Off grid | 4.0 | May 24, 2025 | $9,100 | 2,312 | 2,214 | 0.7 mi | 76 |
| KS-951619 Gravel · Power at road | 3.2 | Jul 15, 2026 | $6,800 | 2,096 | 1,391 | 7.0 mi | 75 |
| KS-762286 Dirt · Power at road | 5.2 | Nov 25, 2024 | $13,700 | 2,605 | 2,188 | 5.6 mi | 74 |
| KS-151965 Landlocked · Full utilities | 4.2 | Feb 27, 2025 | $10,200 | 2,447 | 2,088 | 11.1 mi | 73 |
| KS-192532 Gravel · Full utilities | 6.3 | Oct 30, 2024 | $29,700 | 4,740 | 2,840 | 9.6 mi | 72 |
| KS-511706 Gravel · Full utilities | 3.4 | Feb 22, 2026 | $13,400 | 3,885 | 2,152 | 5.3 mi | 72 |
Show adjustment detail for the top comp
- 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.