MO-786558
2997 County Road 95
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Nodaway County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Nodaway 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.
1,110 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 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 $128,550 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-666136 Gravel · Off grid | 59.6 | Mar 3, 2026 | $134,700 | 2,258 | 2,528 | 10.0 mi | 81 |
| MO-747163 Dirt · Off grid | 125.5 | Jul 27, 2026 | $228,000 | 1,817 | 2,775 | 3.0 mi | 79 |
| MO-395823 Landlocked · Off grid | 47.5 | Nov 6, 2025 | $78,400 | 1,648 | 2,625 | 3.4 mi | 76 |
| MO-897839 Gravel · Full utilities | 204.8 | Jul 27, 2026 | $564,500 | 2,756 | 2,878 | 5.5 mi | 74 |
| MO-187201 Dirt · Full utilities | 129.0 | Jul 25, 2024 | $372,300 | 2,885 | 3,353 | 6.0 mi | 69 |
| MO-697197 Gravel · Off grid | 128.6 | Nov 21, 2024 | $303,300 | 2,358 | 3,336 | 9.2 mi | 67 |
| MO-597834 Landlocked · Off grid | 204.1 | Jan 5, 2026 | $335,100 | 1,642 | 3,700 | 7.5 mi | 65 |
| MO-418142 Dirt · Full utilities | 255.1 | Oct 6, 2025 | $561,400 | 2,201 | 2,939 | 9.1 mi | 65 |
| MO-675066 Landlocked · Power at road | 27.5 | Nov 15, 2025 | $66,500 | 2,422 | 2,976 | 8.9 mi | 64 |
| MO-785225 Landlocked · Power at road | 30.8 | Apr 26, 2025 | $52,900 | 1,715 | 2,195 | 8.0 mi | 63 |
Show adjustment detail for the top comp
- Tract size (59.64 ac → 80.97 ac)-6.6%
- Utilities (Off grid → Power at road)+17.6%
- Market time (5 mo)+1.9%
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.