MO-289755
768 County Road 178
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Macon County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Macon 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.
Service extension needed; get a utility quote.
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 $718,940 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-799460 Gravel · Off grid | 662.7 | Jul 27, 2026 | $913,700 | 1,379 | 1,113 | 12.9 mi | 79 |
| MO-607480 Landlocked · Power at road | 157.9 | Jul 27, 2026 | $498,100 | 3,154 | 2,096 | 7.3 mi | 65 |
| MO-667920 Landlocked · Power at road | 217.2 | Sep 18, 2024 | $507,200 | 2,335 | 1,826 | 1.2 mi | 63 |
| MO-667788 Gravel · Off grid | 197.4 | Jun 21, 2024 | $585,300 | 2,965 | 1,823 | 8.6 mi | 55 |
| MO-257223 Dirt · Full utilities | 131.1 | Nov 26, 2023 | $478,500 | 3,651 | 1,664 | 10.8 mi | 50 |
Show adjustment detail for the top comp
- Tract size (662.73 ac → 820.63 ac)-6.4%
- Access (Gravel → Dirt)-14.0%
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.