MO-447685
8790 County Road 176
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.
Douglas County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Douglas market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,129 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 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 $308,403 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-317283 Dirt · Power at road | 136.9 | Jul 5, 2026 | $342,900 | 2,504 | 2,706 | 2.5 mi | 84 |
| MO-837761 Landlocked · Power at road | 193.6 | Aug 10, 2025 | $525,500 | 2,715 | 4,227 | 8.1 mi | 82 |
| MO-237626 Paved · Full utilities | 175.5 | Jun 23, 2025 | $872,400 | 4,970 | 3,576 | 5.9 mi | 81 |
| MO-246744 Gravel · Power at road | 92.7 | Oct 5, 2024 | $315,400 | 3,404 | 3,075 | 6.9 mi | 67 |
| MO-106655 Landlocked · Power at road | 86.9 | Dec 22, 2024 | $157,100 | 1,808 | 2,346 | 6.9 mi | 64 |
| MO-826325 Landlocked · Off grid | 68.4 | Mar 28, 2025 | $146,200 | 2,137 | 3,055 | 7.9 mi | 60 |
Show adjustment detail for the top comp
- Tract size (136.91 ac → 183.19 ac)-7.5%
- Access (Dirt → Gravel)+16.3%
- Market time (1 mo)+0.5%
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.