MO-924866
3895 County Road 264
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.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
801 ft of deeded road frontage.
Service extension needed; get a utility quote.
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 $55,519 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-344923 Paved · Full utilities | 24.8 | Jul 27, 2026 | $128,300 | 5,178 | 3,082 | 5.9 mi | 85 |
| MO-475394 Gravel · Off grid | 34.8 | Jul 27, 2026 | $133,900 | 3,845 | 4,091 | 12.0 mi | 80 |
| MO-155355 Landlocked · Power at road | 33.9 | Apr 15, 2025 | $69,200 | 2,044 | 2,851 | 0.5 mi | 73 |
| MO-405710 Landlocked · Power at road | 43.8 | Oct 13, 2025 | $67,700 | 1,545 | 2,213 | 1.2 mi | 72 |
| MO-743754 Landlocked · Off grid | 10.6 | Nov 5, 2025 | $24,800 | 2,337 | 3,244 | 3.1 mi | 70 |
| MO-813312 Paved · Power at road | 7.7 | Jun 24, 2026 | $43,700 | 5,670 | 3,668 | 10.1 mi | 70 |
| MO-754155 Gravel · Full utilities | 14.2 | Feb 25, 2025 | $81,300 | 5,727 | 3,979 | 7.2 mi | 68 |
| MO-363171 Landlocked · Power at road | 7.0 | Jul 12, 2025 | $19,700 | 2,838 | 3,291 | 4.4 mi | 61 |
| MO-293481 Paved · Power at road | 8.7 | Jul 13, 2024 | $39,000 | 4,480 | 3,160 | 8.7 mi | 56 |
Show adjustment detail for the top comp
- Tract size (24.77 ac → 23.77 ac)+0.6%
- Access (Paved → Gravel)-15.3%
- Utilities (Full utilities → Off grid)-30.3%
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.