Warren County, KY · Sold

KY-767209

965 County Road 101

$167,200

$1,640/ac · 102 ac

Offer report Market this tract

Acreage102 ac

Price per acre$1,640/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyFlat

ListedMay 29, 2025

Coordinates36.9245, -86.4606

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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

Warren County, Kentucky. Cave country and Appalachian hunting tracts with cheap owner financing.

View Warren market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands20.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope3.0%

Gentle grade, straightforward to develop.

Flood zoneA

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

2,553 ft of deeded road frontage.

Power51 ft away

Power at or near the road.

Buildable area77.00 of 101.95 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$230,773

$187,417 – $274,129 · $2,264/ac on 102 ac

Asking vs estimate

-27.5%

Priced below the comp set

Weighted from 10 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 $167,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$131,870

$1,293/ac · +30.0% target margin

You need $35,330 off asking to hit this margin.

All-in cost$143,079

Net resale$212,311

Projected profit$69,232

ROI+48.4%

Annualized+69.3%

Break-even resale$1,525/ac

Profit if resale lands off target

-20%

$26,770

-10%

$48,001

$69,232

+10%

$90,463

+20%

$111,695

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KY-806830 Gravel · Power at road	77.5	Jul 27, 2026	$212,500	2,743	2,214	8.0 mi	81
KY-757094 Landlocked · Off grid	93.8	Dec 8, 2025	$140,100	1,493	2,239	5.3 mi	79
KY-447543 Gravel · Off grid	129.9	Jul 27, 2026	$258,200	1,988	2,144	10.7 mi	79
KY-667953 Dirt · Full utilities	174.8	Jul 27, 2026	$478,000	2,735	2,586	6.8 mi	78
KY-965901 Dirt · Power at road	39.5	Jul 27, 2026	$68,200	1,725	1,408	11.7 mi	77
KY-907435 Dirt · Full utilities	120.1	Jan 29, 2025	$287,300	2,392	2,176	11.6 mi	71
KY-758048 Gravel · Full utilities	187.2	Aug 10, 2025	$417,100	2,228	1,920	2.8 mi	70
KY-226977 Dirt · Off grid	86.2	Oct 23, 2023	$210,000	2,436	3,077	10.2 mi	68
KY-836461 Dirt · Off grid	59.3	May 18, 2025	$124,000	2,091	2,285	10.6 mi	67
KY-336205 Paved · Full utilities	49.3	Sep 4, 2025	$253,400	5,144	2,714	9.0 mi	64

Show adjustment detail for the top comp

Tract size (77.48 ac → 101.95 ac)-6.4%
Access (Gravel → Dirt)-14.0%

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