MO-163621
6801 County Road 190
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Franklin County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Franklin market data →Step 1 · Is this a deal?
5 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.
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 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 $14,272 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-804219 Gravel · Off grid | 14.9 | Jul 27, 2026 | $63,500 | 4,271 | 3,829 | 8.8 mi | 78 |
| MO-824276 Gravel · Power at road | 15.5 | Jun 14, 2026 | $72,300 | 4,664 | 3,588 | 4.3 mi | 77 |
| MO-374669 Gravel · Full utilities | 20.6 | Jul 27, 2026 | $82,600 | 4,008 | 2,602 | 4.1 mi | 74 |
| MO-783448 Gravel · Full utilities | 8.5 | Jun 30, 2025 | $32,700 | 3,846 | 2,391 | 8.6 mi | 73 |
| MO-924547 Dirt · Power at road | 18.9 | Oct 22, 2025 | $77,300 | 4,101 | 3,854 | 4.6 mi | 72 |
| MO-834511 Landlocked · Off grid | 18.4 | Sep 6, 2024 | $38,400 | 2,087 | 3,042 | 5.9 mi | 69 |
| MO-974885 Paved · Power at road | 24.1 | Jul 2, 2026 | $95,000 | 3,940 | 2,710 | 9.1 mi | 69 |
| MO-232999 Landlocked · Off grid | 6.2 | Jul 15, 2024 | $14,900 | 2,415 | 3,225 | 4.4 mi | 68 |
| MO-242476 Gravel · Full utilities | 4.2 | Sep 26, 2025 | $17,600 | 4,171 | 2,473 | 9.1 mi | 68 |
| MO-742176 Gravel · Off grid | 3.4 | Dec 28, 2025 | $10,800 | 3,189 | 2,665 | 4.5 mi | 68 |
Show adjustment detail for the top comp
- Tract size (14.87 ac → 9.65 ac)+4.0%
- Access (Gravel → Dirt)-14.0%
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.