Comparable sales & offer analysis
Parcel KY-456221
Breathitt County, KY · 49.84 ac · Residential · Dirt · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$272,500
Adjusted value
$205,038
Value range
$174,083–$235,992
Comp $/acre
$4,114/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +32.9% versus the adjusted value.
Offer position
Max allowable offer
$117,164
Offer $/acre
$2,351/ac
Projected profit
$61,511
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| KY-585237 | 24.4 | Jul 27, 2026 | $91,300 | 3,737 | 3,919 | 81 |
| KY-166622 | 66.6 | Jul 20, 2025 | $209,400 | 3,142 | 3,510 | 78 |
| KY-356422 | 57.6 | Apr 29, 2024 | $246,000 | 4,267 | 4,846 | 77 |
| KY-166539 | 62.8 | Oct 10, 2025 | $223,300 | 3,559 | 3,333 | 76 |
| KY-346059 | 44.3 | Feb 9, 2025 | $155,700 | 3,513 | 3,671 | 76 |
| KY-547234 | 103.8 | Dec 24, 2025 | $269,500 | 2,596 | 3,720 | 73 |
| KY-324730 | 16.9 | Jul 27, 2026 | $106,100 | 6,270 | 4,570 | 73 |
| KY-337379 | 115.3 | Nov 6, 2024 | $619,600 | 5,373 | 4,955 | 65 |
| KY-405233 | 24.4 | Dec 19, 2024 | $219,900 | 9,025 | 5,126 | 64 |
| KY-305339 | 26.3 | Jan 29, 2025 | $101,900 | 3,875 | 3,753 | 63 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.