MO-465236
804 County Road 280
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.
Howell County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Howell market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $52,486 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-715015 Paved · Power at road | 26.5 | Jul 27, 2026 | $144,600 | 5,460 | 6,511 | 9.3 mi | 87 |
| MO-505906 Landlocked · Power at road | 50.5 | May 10, 2026 | $85,900 | 1,702 | 3,980 | 2.5 mi | 77 |
| MO-854649 Gravel · Off grid | 20.3 | Jan 20, 2024 | $62,900 | 3,097 | 5,462 | 7.6 mi | 63 |
| MO-795829 Dirt · Power at road | 47.8 | Sep 9, 2023 | $110,000 | 2,305 | 4,682 | 9.8 mi | 61 |
| MO-343606 Dirt · Power at road | 9.5 | May 12, 2025 | $23,600 | 2,476 | 3,797 | 6.1 mi | 60 |
| MO-793773 Landlocked · Full utilities | 10.8 | Sep 5, 2024 | $32,400 | 3,008 | 4,962 | 11.5 mi | 57 |
Show adjustment detail for the top comp
- Tract size (26.48 ac → 31.07 ac)-2.5%
- Utilities (Power at road → Full utilities)+22.0%
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.