Warren County, KY · Sold

KY-447543

8394 County Road 44

$256,900

$1,978/ac · 130 ac

Offer report Market this tract

Acreage130 ac

Price per acre$1,978/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyFlat

ListedNov 10, 2025

Coordinates37.0758, -86.4183

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County GIS boundary

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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

4 items to verify before you offer.

Risk index

Low risk

Wetlands12.7% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope1.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

1,590 ft of deeded road frontage.

Power13,088 ft away

A long utility run — price in solar/off-grid instead.

Buildable area107.70 of 129.86 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$272,863

$211,767 – $333,958 · $2,101/ac on 130 ac

Asking vs estimate

-5.9%

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 $256,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$155,922

$1,201/ac · +30.0% target margin

You need $100,978 off asking to hit this margin.

All-in cost$169,175

Net resale$251,034

Projected profit$81,858

ROI+48.4%

Annualized+69.2%

Break-even resale$1,416/ac

Profit if resale lands off target

-20%

$31,652

-10%

$56,755

$81,858

+10%

$106,962

+20%

$132,065

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
KY-667953 Dirt · Full utilities	174.8	Jul 27, 2026	$478,000	2,735	2,404	4.9 mi	85
KY-806830 Gravel · Power at road	77.5	Jul 27, 2026	$212,500	2,743	2,058	8.9 mi	77
KY-767209 Dirt · Power at road	102.0	Mar 16, 2026	$165,900	1,627	1,539	10.7 mi	75
KY-907435 Dirt · Full utilities	120.1	Jan 29, 2025	$287,300	2,392	2,022	5.6 mi	74
KY-757094 Landlocked · Off grid	93.8	Dec 8, 2025	$140,100	1,493	2,082	11.0 mi	73
KY-698967 Dirt · Off grid	364.3	Jul 27, 2026	$668,200	1,834	2,853	7.3 mi	71
KY-965901 Dirt · Power at road	39.5	Jul 27, 2026	$68,200	1,725	1,309	2.4 mi	71
KY-836461 Dirt · Off grid	59.3	May 18, 2025	$124,000	2,091	2,124	5.5 mi	71
KY-758048 Gravel · Full utilities	187.2	Aug 10, 2025	$417,100	2,228	1,785	11.4 mi	71
KY-226977 Dirt · Off grid	86.2	Oct 23, 2023	$210,000	2,436	2,861	4.6 mi	67

Show adjustment detail for the top comp

Tract size (174.77 ac → 129.86 ac)+8.2%
Access (Dirt → Gravel)+16.3%
Utilities (Full utilities → Off grid)-30.3%

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