MO-837761
8015 County Road 145
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Douglas County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Douglas market data →Step 1 · Is this a deal?
4 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.
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 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 $273,885 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-447685 Gravel · Power at road | 183.2 | Nov 21, 2025 | $566,000 | 3,090 | 2,133 | 8.1 mi | 84 |
| MO-317283 Dirt · Power at road | 136.9 | Jul 5, 2026 | $342,900 | 2,504 | 1,812 | 6.2 mi | 80 |
| MO-237626 Paved · Full utilities | 175.5 | Jun 23, 2025 | $872,400 | 4,970 | 2,395 | 11.7 mi | 76 |
| MO-246744 Gravel · Power at road | 92.7 | Oct 5, 2024 | $315,400 | 3,404 | 2,060 | 3.2 mi | 66 |
| MO-826325 Landlocked · Off grid | 68.4 | Mar 28, 2025 | $146,200 | 2,137 | 2,046 | 3.2 mi | 65 |
| MO-106655 Landlocked · Power at road | 86.9 | Dec 22, 2024 | $157,100 | 1,808 | 1,571 | 12.6 mi | 63 |
Show adjustment detail for the top comp
- Tract size (183.19 ac → 193.56 ac)-1.5%
- Access (Gravel → Landlocked)-32.0%
- Market time (9 mo)+3.1%
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.