MO-754155
279 County Road 40
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Bates County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Bates market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
965 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $38,838 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-344923 Paved · Full utilities | 24.8 | Jul 27, 2026 | $128,300 | 5,178 | 4,710 | 3.0 mi | 84 |
| MO-475394 Gravel · Off grid | 34.8 | Jul 27, 2026 | $133,900 | 3,845 | 6,252 | 6.7 mi | 78 |
| MO-924866 Gravel · Off grid | 23.8 | May 13, 2026 | $85,600 | 3,600 | 5,561 | 7.2 mi | 76 |
| MO-813312 Paved · Power at road | 7.7 | Jun 24, 2026 | $43,700 | 5,670 | 5,606 | 2.9 mi | 76 |
| MO-743754 Landlocked · Off grid | 10.6 | Nov 5, 2025 | $24,800 | 2,337 | 4,957 | 4.3 mi | 75 |
| MO-363171 Landlocked · Power at road | 7.0 | Jul 12, 2025 | $19,700 | 2,838 | 5,029 | 3.0 mi | 68 |
| MO-293481 Paved · Power at road | 8.7 | Jul 13, 2024 | $39,000 | 4,480 | 4,829 | 1.9 mi | 67 |
| MO-155355 Landlocked · Power at road | 33.9 | Apr 15, 2025 | $69,200 | 2,044 | 4,357 | 7.6 mi | 67 |
| MO-642571 Paved · Full utilities | 4.5 | Dec 17, 2025 | $28,200 | 6,247 | 5,027 | 5.9 mi | 66 |
| MO-405710 Landlocked · Power at road | 43.8 | Oct 13, 2025 | $67,700 | 1,545 | 3,381 | 6.6 mi | 62 |
Show adjustment detail for the top comp
- Tract size (24.77 ac → 14.2 ac)+7.1%
- Access (Paved → Gravel)-15.3%
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.