Comparable sales & offer analysis
Parcel KY-869459
Breathitt County, KY · 520 ac · Agricultural · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,064,000
Adjusted value
$851,869
Value range
$695,188–$1,008,549
Comp $/acre
$1,637/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +24.9% versus the adjusted value.
Offer position
Max allowable offer
$486,782
Offer $/acre
$936/ac
Projected profit
$255,561
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-369795 | 663.7 | Apr 23, 2025 | $1,228,400 | 1,851 | 1,260 | 74 |
| KY-458028 | 184.5 | Dec 27, 2024 | $436,700 | 2,367 | 1,590 | 65 |
| KY-547234 | 103.8 | Dec 24, 2025 | $269,500 | 2,596 | 1,696 | 64 |
| KY-166539 | 62.8 | Oct 10, 2025 | $223,300 | 3,559 | 1,519 | 58 |
| KY-337379 | 115.3 | Nov 6, 2024 | $619,600 | 5,373 | 2,259 | 58 |
| KY-166622 | 66.6 | Jul 20, 2025 | $209,400 | 3,142 | 1,600 | 58 |
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.