MO-358986
3446 County Road 395
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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
3,197 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $288,767 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-168877 Landlocked · Off grid | 434.4 | Jul 27, 2026 | $467,600 | 1,076 | 1,822 | 3.6 mi | 85 |
| MO-409242 Dirt · Off grid | 565.9 | Jul 25, 2026 | $699,200 | 1,236 | 1,792 | 1.9 mi | 85 |
| MO-779710 Gravel · Power at road | 794.3 | Feb 14, 2026 | $1,264,300 | 1,592 | 1,907 | 9.6 mi | 75 |
| MO-408124 Gravel · Off grid | 251.8 | Feb 11, 2025 | $510,000 | 2,026 | 2,109 | 3.3 mi | 74 |
| MO-477591 Paved · Power at road | 171.1 | Sep 19, 2025 | $311,500 | 1,820 | 1,196 | 6.2 mi | 70 |
| MO-767617 Gravel · Off grid | 174.4 | Oct 2, 2025 | $375,500 | 2,153 | 1,972 | 7.7 mi | 65 |
| MO-187297 Paved · Off grid | 138.3 | Oct 22, 2024 | $404,700 | 2,926 | 2,216 | 5.0 mi | 57 |
Show adjustment detail for the top comp
- Tract size (434.43 ac → 470.12 ac)-2.3%
- Access (Landlocked → Gravel)+47.1%
- Utilities (Off grid → Power at road)+17.6%
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.