MO-113853
8746 County Road 265
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Henry County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Henry market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
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 $19,269 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-643493 Gravel · Off grid | 8.8 | May 16, 2026 | $46,900 | 5,340 | 3,593 | 7.9 mi | 79 |
| MO-933439 Dirt · Off grid | 8.4 | Apr 2, 2025 | $40,700 | 4,822 | 3,938 | 6.2 mi | 72 |
| MO-864758 Gravel · Off grid | 22.0 | Feb 2, 2026 | $134,300 | 6,111 | 4,569 | 8.3 mi | 71 |
| MO-393883 Dirt · Full utilities | 11.7 | Jan 14, 2024 | $86,200 | 7,390 | 4,522 | 6.8 mi | 71 |
| MO-793364 Dirt · Off grid | 8.0 | Apr 10, 2025 | $40,000 | 4,989 | 4,056 | 7.9 mi | 70 |
| MO-254970 Dirt · Power at road | 25.6 | Feb 17, 2026 | $131,300 | 5,122 | 3,861 | 11.4 mi | 65 |
| MO-833385 Dirt · Full utilities | 8.1 | Jul 7, 2024 | $41,800 | 5,147 | 3,006 | 13.7 mi | 62 |
| MO-394658 Dirt · Off grid | 20.4 | Aug 28, 2024 | $77,100 | 3,773 | 3,440 | 11.8 mi | 62 |
| MO-182553 Paved · Full utilities | 4.5 | Oct 20, 2024 | $52,300 | 11,756 | 4,790 | 12.6 mi | 61 |
| MO-973169 Gravel · Power at road | 7.0 | Feb 1, 2024 | $38,700 | 5,564 | 3,432 | 14.5 mi | 58 |
Show adjustment detail for the top comp
- Tract size (8.79 ac → 11.41 ac)-2.1%
- Access (Gravel → Landlocked)-32.0%
- Market time (3 mo)+1.0%
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.