MO-508734
8956 County Road 261
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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
4,691 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $227,152 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 | 1,411 | 7.2 mi | 87 |
| MO-588169 Dirt · Off grid | 260.1 | Jul 27, 2026 | $413,600 | 1,590 | 1,414 | 3.8 mi | 85 |
| MO-829426 Dirt · Power at road | 646.6 | Jul 27, 2026 | $1,120,200 | 1,732 | 1,717 | 3.6 mi | 81 |
| MO-729191 Gravel · Power at road | 545.4 | Jun 6, 2026 | $764,600 | 1,402 | 1,141 | 2.6 mi | 81 |
| MO-288844 Dirt · Power at road | 424.2 | Nov 30, 2025 | $432,700 | 1,020 | 914 | 10.8 mi | 78 |
| MO-758966 Gravel · Full utilities | 463.4 | Jun 16, 2025 | $873,900 | 1,886 | 1,246 | 3.3 mi | 75 |
| MO-388819 Gravel · Power at road | 416.6 | Dec 5, 2024 | $606,600 | 1,456 | 1,161 | 5.6 mi | 74 |
| MO-708553 Dirt · Power at road | 343.5 | Aug 26, 2024 | $575,400 | 1,675 | 1,483 | 9.5 mi | 72 |
| MO-539460 Paved · Full utilities | 662.7 | Dec 28, 2023 | $1,491,900 | 2,251 | 1,488 | 2.9 mi | 65 |
Show adjustment detail for the top comp
- Tract size (346.04 ac → 391.68 ac)-3.6%
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Off grid)-15.0%
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.