MO-202742
2446 County Road 204
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.
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.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 $14,083 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-242476 Gravel · Full utilities | 4.2 | Sep 26, 2025 | $17,600 | 4,171 | 4,151 | 9.0 mi | 77 |
| MO-163621 Dirt · Off grid | 9.7 | Jul 27, 2026 | $25,800 | 2,675 | 4,500 | 11.0 mi | 76 |
| MO-201556 Landlocked · Power at road | 2.2 | Mar 13, 2026 | $5,900 | 2,712 | 4,658 | 4.8 mi | 76 |
| MO-732777 Gravel · Power at road | 5.2 | Jan 17, 2024 | $29,900 | 5,723 | 7,494 | 10.1 mi | 71 |
| MO-783448 Gravel · Full utilities | 8.5 | Jun 30, 2025 | $32,700 | 3,846 | 4,014 | 3.1 mi | 70 |
| MO-742176 Gravel · Off grid | 3.4 | Dec 28, 2025 | $10,800 | 3,189 | 4,472 | 11.6 mi | 70 |
| MO-824276 Gravel · Power at road | 15.5 | Jun 14, 2026 | $72,300 | 4,664 | 6,023 | 7.4 mi | 69 |
| MO-804219 Gravel · Off grid | 14.9 | Jul 27, 2026 | $63,500 | 4,271 | 6,427 | 7.1 mi | 69 |
| MO-232999 Landlocked · Off grid | 6.2 | Jul 15, 2024 | $14,900 | 2,415 | 5,414 | 10.1 mi | 67 |
| MO-431047 Landlocked · Full utilities | 1.5 | Jul 1, 2025 | $5,500 | 3,688 | 5,306 | 8.0 mi | 59 |
Show adjustment detail for the top comp
- Tract size (4.21 ac → 5.1 ac)-0.8%
- Access (Gravel → Paved)+18.0%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (11 mo)+3.7%
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.