MO-509627
3631 County Road 173
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Howell County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Howell 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.
Access by easement; pull and read the recorded document.
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 5 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 $165,881 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-629746 Dirt · Off grid | 815.3 | Aug 24, 2024 | $595,400 | 730 | 812 | 3.6 mi | 82 |
| MO-579167 Dirt · Full utilities | 536.0 | Feb 4, 2025 | $695,400 | 1,297 | 869 | 5.1 mi | 77 |
| MO-459229 Dirt · Full utilities | 560.6 | Jul 4, 2024 | $944,200 | 1,684 | 1,170 | 7.4 mi | 69 |
| MO-368450 Dirt · Power at road | 318.8 | Dec 29, 2024 | $426,300 | 1,337 | 939 | 6.7 mi | 64 |
| MO-248242 Dirt · Full utilities | 274.2 | Oct 2, 2024 | $649,500 | 2,368 | 1,318 | 4.3 mi | 63 |
Show adjustment detail for the top comp
- Tract size (815.29 ac → 747.96 ac)+2.7%
- Market time (24 mo)+8.3%
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.