MO-743754
7404 County Road 179
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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.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
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 $7,839 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-813312 Paved · Power at road | 7.7 | Jun 24, 2026 | $43,700 | 5,670 | 2,729 | 7.1 mi | 78 |
| MO-363171 Landlocked · Power at road | 7.0 | Jul 12, 2025 | $19,700 | 2,838 | 2,448 | 2.0 mi | 76 |
| MO-924866 Gravel · Off grid | 23.8 | May 13, 2026 | $85,600 | 3,600 | 2,707 | 3.1 mi | 74 |
| MO-344923 Paved · Full utilities | 24.8 | Jul 27, 2026 | $128,300 | 5,178 | 2,293 | 4.0 mi | 73 |
| MO-754155 Gravel · Full utilities | 14.2 | Feb 25, 2025 | $81,300 | 5,727 | 2,960 | 4.3 mi | 72 |
| MO-642571 Paved · Full utilities | 4.5 | Dec 17, 2025 | $28,200 | 6,247 | 2,447 | 1.8 mi | 69 |
| MO-293481 Paved · Power at road | 8.7 | Jul 13, 2024 | $39,000 | 4,480 | 2,350 | 6.0 mi | 69 |
| MO-475394 Gravel · Off grid | 34.8 | Jul 27, 2026 | $133,900 | 3,845 | 3,043 | 9.1 mi | 69 |
| MO-432783 Landlocked · Power at road | 5.3 | May 21, 2024 | $10,500 | 1,994 | 1,772 | 4.8 mi | 65 |
| MO-155355 Landlocked · Power at road | 33.9 | Apr 15, 2025 | $69,200 | 2,044 | 2,121 | 3.5 mi | 64 |
Show adjustment detail for the top comp
- Tract size (7.71 ac → 10.62 ac)-2.4%
- Access (Paved → Landlocked)-42.4%
- Utilities (Power at road → Off grid)-15.0%
- 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.