Franklin County, MO · Sold

MO-358986

3446 County Road 395

$785,600

$1,671/ac · 470 ac

Offer report Market this tract

Acreage470 ac

Price per acre$1,671/ac

ZoningUnzoned

Road accessGravel

UtilitiesPower at road

TopographyWooded

ListedAug 19, 2025

Coordinates38.3860, -91.1583

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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

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands3.5% of tract

Little to no mapped wetland coverage.

Average slope5.1%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

3,197 ft of deeded road frontage.

Power124 ft away

Power at or near the road.

Buildable area430.98 of 470.12 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$874,307

$735,627 – $1,012,987 · $1,860/ac on 470 ac

Asking vs estimate

-10.1%

Priced below 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 $785,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$499,604

$1,063/ac · +30.0% target margin

You need $285,996 off asking to hit this margin.

All-in cost$542,070

Net resale$804,362

Projected profit$262,292

ROI+48.4%

Annualized+69.2%

Break-even resale$1,253/ac

Profit if resale lands off target

-20%

$101,420

-10%

$181,856

$262,292

+10%

$342,728

+20%

$423,165

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MO-168877 Landlocked · Off grid	434.4	Jul 27, 2026	$467,600	1,076	1,833	3.6 mi	84
MO-409242 Dirt · Off grid	565.9	Jul 25, 2026	$699,200	1,236	1,802	1.9 mi	83
MO-408124 Gravel · Off grid	251.8	Feb 11, 2025	$510,000	2,026	2,120	3.3 mi	74
MO-779710 Gravel · Power at road	794.3	Feb 14, 2026	$1,264,300	1,592	1,917	9.6 mi	74
MO-477591 Paved · Power at road	171.1	Sep 19, 2025	$311,500	1,820	1,203	6.2 mi	69
MO-767617 Gravel · Off grid	174.4	Oct 2, 2025	$375,500	2,153	1,982	7.7 mi	65
MO-187297 Paved · Off grid	138.3	Oct 22, 2024	$404,700	2,926	2,228	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%
Market time (2 mo)+0.8%

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.

Build the listing kit Post a deal or JV