Comparable sales & offer analysis
Parcel KS-257622
Sherman County, KS · 250 ac · Residential · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$396,300
Adjusted value
$351,821
Value range
$294,202–$409,441
Comp $/acre
$1,407/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +12.6% versus the adjusted value.
Offer position
Max allowable offer
$201,041
Offer $/acre
$804/ac
Projected profit
$105,546
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 |
|---|---|---|---|---|---|---|
| KS-778615 | 513.3 | Dec 11, 2025 | $1,018,600 | 1,984 | 1,236 | 71 |
| KS-467978 | 323.6 | Sep 9, 2024 | $582,100 | 1,799 | 1,409 | 68 |
| KS-186369 | 100.9 | Feb 3, 2026 | $292,900 | 2,904 | 1,840 | 68 |
| KS-106125 | 84.5 | May 7, 2025 | $207,300 | 2,453 | 1,305 | 61 |
| KS-396175 | 87.7 | May 9, 2024 | $190,100 | 2,169 | 1,224 | 60 |
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.