MO-767617
6832 County Road 164
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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?
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.
1,649 ft of deeded road frontage.
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 $144,956 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-596017 Gravel · Power at road | 54.7 | May 25, 2026 | $190,800 | 3,487 | 2,257 | 1.0 mi | 78 |
| MO-187297 Paved · Off grid | 138.3 | Oct 22, 2024 | $404,700 | 2,926 | 2,508 | 4.7 mi | 77 |
| MO-168877 Landlocked · Off grid | 434.4 | Jul 27, 2026 | $467,600 | 1,076 | 2,063 | 7.4 mi | 77 |
| MO-356439 Dirt · Off grid | 74.3 | Jul 27, 2026 | $152,400 | 2,052 | 1,928 | 10.0 mi | 77 |
| MO-477591 Paved · Power at road | 171.1 | Sep 19, 2025 | $311,500 | 1,820 | 1,354 | 8.9 mi | 76 |
| MO-408124 Gravel · Off grid | 251.8 | Feb 11, 2025 | $510,000 | 2,026 | 2,387 | 8.9 mi | 71 |
| MO-116833 Gravel · Power at road | 98.8 | May 16, 2025 | $335,500 | 3,395 | 2,620 | 3.0 mi | 71 |
| MO-636198 Landlocked · Full utilities | 62.4 | Jul 27, 2026 | $141,400 | 2,267 | 1,806 | 5.7 mi | 70 |
| MO-906425 Paved · Off grid | 73.5 | Oct 30, 2025 | $233,700 | 3,179 | 2,239 | 4.1 mi | 69 |
| MO-409242 Dirt · Off grid | 565.9 | Jul 25, 2026 | $699,200 | 1,236 | 2,028 | 9.2 mi | 69 |
Show adjustment detail for the top comp
- Tract size (54.72 ac → 174.38 ac)-24.6%
- Utilities (Power at road → Off grid)-15.0%
- Market time (3 mo)+0.9%
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.