Comparable sales & offer analysis
Parcel KY-538499
Henderson County, KY · 260 ac · Agricultural · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$499,300
Adjusted value
$512,113
Value range
$434,333–$589,893
Comp $/acre
$1,973/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -2.5% versus the adjusted value.
Offer position
Max allowable offer
$292,636
Offer $/acre
$1,127/ac
Projected profit
$153,634
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-688548 | 268.9 | Jul 27, 2026 | $1,069,300 | 3,976 | 2,320 | 89 |
| KY-999404 | 500.0 | Jul 27, 2026 | $1,182,500 | 2,365 | 1,956 | 83 |
| KY-708642 | 287.9 | Oct 16, 2025 | $618,400 | 2,148 | 2,290 | 81 |
| KY-709130 | 410.0 | Jul 27, 2026 | $1,083,700 | 2,643 | 1,751 | 79 |
| KY-339023 | 379.4 | May 22, 2025 | $929,400 | 2,450 | 2,006 | 75 |
| KY-888939 | 357.0 | Feb 13, 2026 | $756,400 | 2,119 | 1,596 | 75 |
| KY-569521 | 544.2 | Feb 25, 2026 | $1,046,600 | 1,923 | 1,660 | 74 |
| KY-947228 | 103.4 | Jul 27, 2026 | $481,300 | 4,656 | 2,447 | 72 |
| KY-259966 | 751.3 | Mar 18, 2026 | $1,253,300 | 1,668 | 1,567 | 69 |
| KY-937073 | 92.4 | Jul 27, 2026 | $508,700 | 5,506 | 2,052 | 69 |
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.