Nodaway County, MO · Sold

MO-747163

8668 County Road 189

$269,500

$2,147/ac · 126 ac

Offer report Market this tract

Acreage126 ac

Price per acre$2,147/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedNov 3, 2025

Coordinates40.4429, -94.8392

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County GIS boundary

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.

County market

Nodaway County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.

View Nodaway market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands1.5% of tract

Little to no mapped wetland coverage.

Average slope31.2%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,462 ft of deeded road frontage.

Power7,124 ft away

A long utility run — price in solar/off-grid instead.

Buildable area74.18 of 125.51 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$244,727

$209,246 – $280,208 · $1,950/ac on 126 ac

Asking vs estimate

+10.1%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $269,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$139,844

$1,114/ac · +30.0% target margin

You need $129,656 off asking to hit this margin.

All-in cost$151,731

Net resale$225,149

Projected profit$73,418

ROI+48.4%

Annualized+69.2%

Break-even resale$1,314/ac

Profit if resale lands off target

-20%

$28,388

-10%

$50,903

$73,418

+10%

$95,933

+20%

$118,448

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MO-897839 Gravel · Full utilities	204.8	Jul 27, 2026	$564,500	2,756	1,888	5.7 mi	81
MO-187201 Dirt · Full utilities	129.0	Jul 25, 2024	$372,300	2,885	2,200	6.4 mi	75
MO-786558 Gravel · Power at road	81.0	Dec 23, 2025	$263,600	3,256	2,194	3.0 mi	74
MO-697197 Gravel · Off grid	128.6	Nov 21, 2024	$303,300	2,358	2,189	10.2 mi	73
MO-597834 Landlocked · Off grid	204.1	Jan 5, 2026	$335,100	1,642	2,428	7.1 mi	73
MO-108345 Dirt · Full utilities	295.5	Jan 20, 2026	$484,900	1,641	1,483	10.3 mi	72
MO-395823 Landlocked · Off grid	47.5	Nov 6, 2025	$78,400	1,648	1,723	0.7 mi	70
MO-666136 Gravel · Off grid	59.6	Mar 3, 2026	$134,700	2,258	1,659	9.7 mi	69
MO-418142 Dirt · Full utilities	255.1	Oct 6, 2025	$561,400	2,201	1,929	7.7 mi	69
MO-198868 Dirt · Off grid	431.6	Jul 8, 2024	$492,200	1,140	1,758	0.3 mi	69

Show adjustment detail for the top comp

Tract size (204.81 ac → 125.51 ac)+14.1%
Access (Gravel → Dirt)-14.0%
Utilities (Full utilities → Off grid)-30.3%

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.

Build the listing kit Post a deal or JV