MO-401625
8164 County Road 247
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.
Cass County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Cass market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
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 6 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 $3,040 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-312279 Dirt · Full utilities | 3.6 | Aug 22, 2025 | $34,400 | 9,427 | 6,931 | 6.7 mi | 72 |
| MO-343234 Dirt · Off grid | 7.3 | Jun 11, 2025 | $31,200 | 4,282 | 4,707 | 1.4 mi | 68 |
| MO-163042 Paved · Power at road | 6.3 | Jun 8, 2026 | $62,300 | 9,819 | 6,368 | 7.8 mi | 68 |
| MO-360993 Dirt · Full utilities | 1.4 | Oct 31, 2024 | $8,000 | 5,528 | 4,107 | 7.8 mi | 68 |
| MO-111245 Paved · Power at road | 1.7 | Jan 20, 2024 | $10,700 | 6,199 | 4,232 | 9.4 mi | 65 |
| MO-822622 Paved · Power at road | 4.7 | Aug 7, 2025 | $26,700 | 5,698 | 3,767 | 9.3 mi | 64 |
Show adjustment detail for the top comp
- Tract size (3.65 ac → 2.27 ac)+1.3%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (12 mo)+4.1%
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.