Bates County, MO · Sold

MO-326965

6408 County Road 386

$405,300

$3,727/ac · 109 ac

Offer report Market this tract

Acreage109 ac

Price per acre$3,727/ac

ZoningResidential

Road accessGravel

UtilitiesPower at road

TopographyMixed

ListedJul 16, 2026

Coordinates38.3357, -94.4025

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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

3 items to verify before you offer.

Risk index

Low risk

Wetlands19.6% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.0%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

2,642 ft of deeded road frontage.

Power123 ft away

Power at or near the road.

Buildable area83.06 of 108.74 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$313,355

$254,712 – $371,998 · $2,882/ac on 109 ac

Asking vs estimate

+29.3%

Priced above the comp set

Weighted from 7 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 $405,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$179,060

$1,647/ac · +30.0% target margin

You need $226,240 off asking to hit this margin.

All-in cost$194,280

Net resale$288,286

Projected profit$94,006

ROI+48.4%

Annualized+69.2%

Break-even resale$1,942/ac

Profit if resale lands off target

-20%

$36,349

-10%

$65,178

$94,006

+10%

$122,835

+20%

$151,664

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MO-346825 Gravel · Off grid	98.3	Jan 8, 2026	$296,100	3,013	3,544	7.8 mi	85
MO-288563 Gravel · Power at road	346.0	Jul 27, 2026	$691,500	1,998	2,755	3.0 mi	75
MO-475394 Gravel · Off grid	34.8	Jul 27, 2026	$133,900	3,845	3,554	8.8 mi	71
MO-588169 Dirt · Off grid	260.1	Jul 27, 2026	$413,600	1,590	2,760	10.2 mi	69
MO-405710 Landlocked · Power at road	43.8	Oct 13, 2025	$67,700	1,545	1,922	8.9 mi	65
MO-708553 Dirt · Power at road	343.5	Aug 26, 2024	$575,400	1,675	2,895	4.3 mi	60
MO-155355 Landlocked · Power at road	33.9	Apr 15, 2025	$69,200	2,044	2,477	9.4 mi	59

Show adjustment detail for the top comp

Tract size (98.25 ac → 108.74 ac)-2.5%
Utilities (Off grid → Power at road)+17.6%
Market time (7 mo)+2.5%

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