MO-177315
2037 County Road 389
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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?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
2,045 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 8 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 $136,529 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-227263 Gravel · Off grid | 134.9 | Jun 3, 2025 | $188,300 | 1,395 | 1,468 | 3.5 mi | 82 |
| MO-567091 Dirt · Full utilities | 119.1 | May 4, 2026 | $180,000 | 1,511 | 1,202 | 10.1 mi | 80 |
| MO-827408 Gravel · Off grid | 149.9 | Jan 11, 2026 | $189,300 | 1,263 | 1,333 | 6.0 mi | 79 |
| MO-577347 Landlocked · Off grid | 143.4 | Sep 8, 2025 | $129,100 | 900 | 1,401 | 16.2 mi | 72 |
| MO-505906 Landlocked · Power at road | 50.5 | May 10, 2026 | $85,900 | 1,702 | 1,713 | 8.7 mi | 68 |
| MO-248242 Dirt · Full utilities | 274.2 | Oct 2, 2024 | $649,500 | 2,368 | 2,522 | 3.1 mi | 67 |
| MO-795829 Dirt · Power at road | 47.8 | Sep 9, 2023 | $110,000 | 2,305 | 2,015 | 1.4 mi | 63 |
| MO-368450 Dirt · Power at road | 318.8 | Dec 29, 2024 | $426,300 | 1,337 | 1,798 | 12.6 mi | 63 |
Show adjustment detail for the top comp
- Tract size (134.94 ac → 140.12 ac)-1.0%
- Access (Gravel → Dirt)-14.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (14 mo)+5.0%
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.