MO-539460
340 County Road 178
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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?
4 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.
Access by easement; pull and read the recorded document.
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 $744,466 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-829426 Dirt · Power at road | 646.6 | Jul 27, 2026 | $1,120,200 | 1,732 | 2,885 | 1.1 mi | 88 |
| MO-729191 Gravel · Power at road | 545.4 | Jun 6, 2026 | $764,600 | 1,402 | 1,917 | 0.3 mi | 84 |
| MO-508734 Dirt · Off grid | 391.7 | Jun 26, 2026 | $540,600 | 1,380 | 2,333 | 2.9 mi | 77 |
| MO-288563 Gravel · Power at road | 346.0 | Jul 27, 2026 | $691,500 | 1,998 | 2,371 | 4.7 mi | 75 |
| MO-758966 Gravel · Full utilities | 463.4 | Jun 16, 2025 | $873,900 | 1,886 | 2,094 | 5.3 mi | 73 |
| MO-288844 Dirt · Power at road | 424.2 | Nov 30, 2025 | $432,700 | 1,020 | 1,536 | 7.9 mi | 71 |
| MO-588169 Dirt · Off grid | 260.1 | Jul 27, 2026 | $413,600 | 1,590 | 2,375 | 6.1 mi | 71 |
| MO-388819 Gravel · Power at road | 416.6 | Dec 5, 2024 | $606,600 | 1,456 | 1,951 | 4.0 mi | 67 |
| MO-708553 Dirt · Power at road | 343.5 | Aug 26, 2024 | $575,400 | 1,675 | 2,491 | 6.7 mi | 67 |
Show adjustment detail for the top comp
- Tract size (646.6 ac → 662.73 ac)-0.8%
- Access (Dirt → Paved)+37.2%
- Utilities (Power at road → Full utilities)+22.0%
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.