Bates County, MO · Sold

MO-588169

8973 County Road 185

$432,200

$1,662/ac · 260 ac

Offer report Market this tract

Acreage260 ac

Price per acre$1,662/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographyRolling

ListedMay 6, 2026

Coordinates38.1935, -94.4527

Loading terrain…

County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

Bates County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.

View Bates market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands10.2% of tract

Little to no mapped wetland coverage.

Average slope5.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

3,066 ft of deeded road frontage.

Power712 ft away

Power at or near the road.

Buildable area221.91 of 260.12 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$411,767

$328,391 – $495,142 · $1,583/ac on 260 ac

Asking vs estimate

+5.0%

In line with the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $432,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$235,295

$905/ac · +30.0% target margin

You need $196,905 off asking to hit this margin.

All-in cost$255,295

Net resale$378,825

Projected profit$123,530

ROI+48.4%

Annualized+69.3%

Break-even resale$1,067/ac

Profit if resale lands off target

-20%

$47,765

-10%

$85,648

$123,530

+10%

$161,413

+20%

$199,295

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MO-508734 Dirt · Off grid	391.7	Jun 26, 2026	$540,600	1,380	1,565	3.8 mi	84
MO-288563 Gravel · Power at road	346.0	Jul 27, 2026	$691,500	1,998	1,591	9.0 mi	79
MO-288844 Dirt · Power at road	424.2	Nov 30, 2025	$432,700	1,020	1,031	13.6 mi	74
MO-829426 Dirt · Power at road	646.6	Jul 27, 2026	$1,120,200	1,732	1,935	7.1 mi	73
MO-729191 Gravel · Power at road	545.4	Jun 6, 2026	$764,600	1,402	1,286	5.8 mi	73
MO-388819 Gravel · Power at road	416.6	Dec 5, 2024	$606,600	1,456	1,309	6.6 mi	71
MO-758966 Gravel · Full utilities	463.4	Jun 16, 2025	$873,900	1,886	1,405	0.9 mi	71
MO-346825 Gravel · Off grid	98.3	Jan 8, 2026	$296,100	3,013	2,046	2.4 mi	70
MO-326965 Gravel · Power at road	108.7	Jul 27, 2026	$381,800	3,511	2,031	10.2 mi	69
MO-708553 Dirt · Power at road	343.5	Aug 26, 2024	$575,400	1,675	1,671	11.8 mi	68

Show adjustment detail for the top comp

Tract size (391.68 ac → 260.12 ac)+12.7%
Market time (2 mo)+0.6%

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.

Build the listing kit Post a deal or JV