MO-288563
1712 County Road 138
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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
2,512 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 10 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 $454,468 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-508734 Dirt · Off grid | 391.7 | Jun 26, 2026 | $540,600 | 1,380 | 1,970 | 7.2 mi | 86 |
| MO-729191 Gravel · Power at road | 545.4 | Jun 6, 2026 | $764,600 | 1,402 | 1,619 | 4.9 mi | 82 |
| MO-588169 Dirt · Off grid | 260.1 | Jul 27, 2026 | $413,600 | 1,590 | 2,006 | 9.0 mi | 79 |
| MO-388819 Gravel · Power at road | 416.6 | Dec 5, 2024 | $606,600 | 1,456 | 1,648 | 2.7 mi | 78 |
| MO-288844 Dirt · Power at road | 424.2 | Nov 30, 2025 | $432,700 | 1,020 | 1,298 | 5.1 mi | 78 |
| MO-708553 Dirt · Power at road | 343.5 | Aug 26, 2024 | $575,400 | 1,675 | 2,104 | 2.9 mi | 78 |
| MO-829426 Dirt · Power at road | 646.6 | Jul 27, 2026 | $1,120,200 | 1,732 | 2,436 | 4.9 mi | 77 |
| MO-326965 Gravel · Power at road | 108.7 | Jul 27, 2026 | $381,800 | 3,511 | 2,558 | 3.0 mi | 75 |
| MO-758966 Gravel · Full utilities | 463.4 | Jun 16, 2025 | $873,900 | 1,886 | 1,769 | 8.2 mi | 73 |
| MO-539460 Paved · Full utilities | 662.7 | Dec 28, 2023 | $1,491,900 | 2,251 | 2,112 | 4.7 mi | 62 |
Show adjustment detail for the top comp
- Tract size (391.68 ac → 346.04 ac)+3.7%
- Access (Dirt → Gravel)+16.3%
- Utilities (Off grid → Power at road)+17.6%
- 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.