MO-431047
8004 County Road 244
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
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 $2,445 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-201556 Landlocked · Power at road | 2.2 | Mar 13, 2026 | $5,900 | 2,712 | 3,391 | 3.9 mi | 80 |
| MO-742176 Gravel · Off grid | 3.4 | Dec 28, 2025 | $10,800 | 3,189 | 3,255 | 6.0 mi | 68 |
| MO-242476 Gravel · Full utilities | 4.2 | Sep 26, 2025 | $17,600 | 4,171 | 3,021 | 8.4 mi | 64 |
| MO-232999 Landlocked · Off grid | 6.2 | Jul 15, 2024 | $14,900 | 2,415 | 3,941 | 3.4 mi | 59 |
| MO-732777 Gravel · Power at road | 5.2 | Jan 17, 2024 | $29,900 | 5,723 | 5,455 | 3.3 mi | 56 |
| MO-202742 Paved · Power at road | 5.1 | Nov 5, 2024 | $28,000 | 5,481 | 4,287 | 8.0 mi | 56 |
Show adjustment detail for the top comp
- Tract size (2.16 ac → 1.49 ac)+0.7%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (5 mo)+1.8%
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.