MO-813312
8038 County Road 74
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.
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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
553 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 $20,383 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-293481 Paved · Power at road | 8.7 | Jul 13, 2024 | $39,000 | 4,480 | 4,914 | 2.3 mi | 78 |
| MO-363171 Landlocked · Power at road | 7.0 | Jul 12, 2025 | $19,700 | 2,838 | 5,117 | 5.8 mi | 77 |
| MO-743754 Landlocked · Off grid | 10.6 | Nov 5, 2025 | $24,800 | 2,337 | 5,045 | 7.1 mi | 73 |
| MO-642571 Paved · Full utilities | 4.5 | Dec 17, 2025 | $28,200 | 6,247 | 5,115 | 8.7 mi | 72 |
| MO-344923 Paved · Full utilities | 24.8 | Jul 27, 2026 | $128,300 | 5,178 | 4,793 | 5.4 mi | 72 |
| MO-924866 Gravel · Off grid | 23.8 | May 13, 2026 | $85,600 | 3,600 | 5,659 | 10.1 mi | 69 |
| MO-432783 Landlocked · Power at road | 5.3 | May 21, 2024 | $10,500 | 1,994 | 3,704 | 6.8 mi | 67 |
| MO-754155 Gravel · Full utilities | 14.2 | Feb 25, 2025 | $81,300 | 5,727 | 6,188 | 2.9 mi | 67 |
| MO-511678 Gravel · Off grid | 2.4 | Oct 2, 2025 | $6,700 | 2,836 | 3,886 | 8.2 mi | 61 |
Show adjustment detail for the top comp
- Tract size (8.71 ac → 7.71 ac)+0.8%
- Market time (25 mo)+8.8%
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.