Franklin County, MO · Sold

MO-168877

591 County Road 246

$456,600

$1,051/ac · 434 ac

Offer report Market this tract

Acreage434 ac

Price per acre$1,051/ac

ZoningMixed Use

Road accessLandlocked

UtilitiesOff grid

TopographyFlat

ListedJul 19, 2026

Coordinates38.4381, -91.1594

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County GIS boundary

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.

County market

Franklin County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.

View Franklin market data →

Step 1 · Is this a deal?

Due diligence

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands15.8% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope2.2%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power11,016 ft away

A long utility run — price in solar/off-grid instead.

Buildable area347.50 of 434.43 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$466,147

$385,411 – $546,883 · $1,073/ac on 434 ac

Asking vs estimate

-2.0%

In line with the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $456,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$266,370

$613/ac · +30.0% target margin

You need $190,230 off asking to hit this margin.

All-in cost$289,011

Net resale$428,855

Projected profit$139,844

ROI+48.4%

Annualized+69.2%

Break-even resale$723/ac

Profit if resale lands off target

-20%

$54,073

-10%

$96,958

$139,844

+10%

$182,730

+20%

$225,615

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MO-409242 Dirt · Off grid	565.9	Jul 25, 2026	$699,200	1,236	1,061	5.3 mi	83
MO-358986 Gravel · Power at road	470.1	Apr 1, 2026	$716,500	1,524	916	3.6 mi	82
MO-767617 Gravel · Off grid	174.4	Oct 2, 2025	$375,500	2,153	1,167	7.4 mi	71
MO-408124 Gravel · Off grid	251.8	Feb 11, 2025	$510,000	2,026	1,248	1.7 mi	71
MO-779710 Gravel · Power at road	794.3	Feb 14, 2026	$1,264,300	1,592	1,129	8.6 mi	70
MO-477591 Paved · Power at road	171.1	Sep 19, 2025	$311,500	1,820	708	2.6 mi	66
MO-187297 Paved · Off grid	138.3	Oct 22, 2024	$404,700	2,926	1,312	7.1 mi	64

Show adjustment detail for the top comp

Tract size (565.91 ac → 434.43 ac)+8.3%
Access (Dirt → Landlocked)-20.9%

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.

Build the listing kit Post a deal or JV