MO-579696
4943 County Road 165
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Reynolds County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Reynolds market data →Step 1 · Is this a deal?
4 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.
7,221 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $332,770 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-249633 Gravel · Off grid | 751.2 | Jul 18, 2026 | $1,535,300 | 2,044 | 1,739 | 4.5 mi | 87 |
| MO-799291 Dirt · Full utilities | 586.4 | Jul 18, 2025 | $1,682,400 | 2,869 | 1,910 | 4.9 mi | 75 |
| MO-318603 Landlocked · Power at road | 356.2 | Jun 18, 2026 | $765,300 | 2,149 | 1,830 | 3.0 mi | 74 |
| MO-869905 Dirt · Off grid | 914.8 | Sep 15, 2024 | $1,641,700 | 1,795 | 2,032 | 11.6 mi | 72 |
| MO-838782 Dirt · Full utilities | 405.5 | Jan 29, 2026 | $1,184,400 | 2,921 | 1,702 | 10.4 mi | 71 |
| MO-299118 Dirt · Power at road | 517.3 | Jun 6, 2025 | $932,400 | 1,802 | 1,416 | 12.9 mi | 68 |
| MO-608235 Paved · Power at road | 272.9 | Feb 10, 2026 | $866,300 | 3,175 | 1,463 | 9.8 mi | 63 |
| MO-638486 Paved · Full utilities | 327.3 | Nov 7, 2024 | $1,720,700 | 5,258 | 2,202 | 3.1 mi | 62 |
| MO-158389 Paved · Power at road | 305.1 | Nov 11, 2024 | $971,400 | 3,184 | 1,593 | 9.7 mi | 62 |
| MO-968452 Gravel · Off grid | 319.3 | Nov 18, 2024 | $800,700 | 2,508 | 1,764 | 7.2 mi | 61 |
Show adjustment detail for the top comp
- Tract size (751.21 ac → 786.29 ac)-1.4%
- 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.