MO-288844
5665 County Road 160
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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.
2,359 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 9 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 $73,753 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-288563 Gravel · Power at road | 346.0 | Jul 27, 2026 | $691,500 | 1,998 | 1,621 | 5.1 mi | 84 |
| MO-508734 Dirt · Off grid | 391.7 | Jun 26, 2026 | $540,600 | 1,380 | 1,595 | 10.8 mi | 83 |
| MO-829426 Dirt · Power at road | 646.6 | Jul 27, 2026 | $1,120,200 | 1,732 | 1,972 | 7.4 mi | 82 |
| MO-729191 Gravel · Power at road | 545.4 | Jun 6, 2026 | $764,600 | 1,402 | 1,311 | 8.2 mi | 80 |
| MO-588169 Dirt · Off grid | 260.1 | Jul 27, 2026 | $413,600 | 1,590 | 1,624 | 13.6 mi | 80 |
| MO-388819 Gravel · Power at road | 416.6 | Dec 5, 2024 | $606,600 | 1,456 | 1,334 | 7.7 mi | 80 |
| MO-708553 Dirt · Power at road | 343.5 | Aug 26, 2024 | $575,400 | 1,675 | 1,704 | 2.4 mi | 76 |
| MO-758966 Gravel · Full utilities | 463.4 | Jun 16, 2025 | $873,900 | 1,886 | 1,432 | 12.7 mi | 71 |
| MO-539460 Paved · Full utilities | 662.7 | Dec 28, 2023 | $1,491,900 | 2,251 | 1,710 | 7.9 mi | 63 |
Show adjustment detail for the top comp
- Tract size (346.04 ac → 424.16 ac)-5.9%
- Access (Gravel → Dirt)-14.0%
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.