MO-443426
4500 County Road 197
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Dent County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Dent market data →Step 1 · Is this a deal?
3 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.
555 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 $27,699 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-204166 Dirt · Off grid | 14.3 | Jul 27, 2026 | $32,800 | 2,292 | 3,290 | 0.8 mi | 80 |
| MO-784267 Landlocked · Full utilities | 15.4 | Jul 27, 2026 | $60,400 | 3,923 | 5,001 | 2.1 mi | 78 |
| MO-803333 Dirt · Full utilities | 7.8 | Feb 5, 2025 | $31,600 | 4,030 | 4,069 | 2.2 mi | 76 |
| MO-952166 Gravel · Power at road | 3.4 | Oct 18, 2025 | $13,600 | 4,057 | 4,014 | 5.0 mi | 75 |
| MO-661822 Landlocked · Off grid | 2.6 | Jul 27, 2026 | $7,700 | 2,949 | 4,854 | 1.0 mi | 73 |
| MO-353756 Dirt · Full utilities | 10.6 | Mar 3, 2024 | $67,700 | 6,364 | 6,815 | 5.2 mi | 73 |
| MO-332510 Dirt · Power at road | 4.3 | Feb 23, 2026 | $13,900 | 3,220 | 3,684 | 7.8 mi | 71 |
| MO-663993 Gravel · Off grid | 12.6 | Sep 13, 2024 | $68,600 | 5,430 | 7,140 | 5.2 mi | 69 |
| MO-701915 Gravel · Full utilities | 2.8 | Dec 13, 2024 | $12,400 | 4,422 | 3,690 | 1.9 mi | 64 |
| MO-512208 Dirt · Full utilities | 3.5 | Jul 18, 2024 | $15,300 | 4,404 | 4,369 | 3.0 mi | 61 |
Show adjustment detail for the top comp
- Tract size (14.31 ac → 8.37 ac)+4.7%
- Access (Dirt → Gravel)+16.3%
- Utilities (Off grid → Power at road)+17.6%
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.