MO-644994
7710 County Road 146
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Shannon County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Shannon market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
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 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 $17,228 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-204978 Landlocked · Off grid | 25.8 | Jan 18, 2025 | $38,800 | 1,503 | 2,353 | 8.2 mi | 75 |
| MO-505709 Gravel · Power at road | 43.8 | Oct 12, 2025 | $119,100 | 2,721 | 2,614 | 4.4 mi | 73 |
| MO-805587 Gravel · Power at road | 40.1 | Jun 2, 2025 | $141,400 | 3,528 | 3,384 | 3.7 mi | 73 |
| MO-796290 Landlocked · Full utilities | 66.7 | Dec 30, 2025 | $107,900 | 1,618 | 2,025 | 7.2 mi | 65 |
| MO-183521 Landlocked · Power at road | 9.0 | Apr 27, 2025 | $27,000 | 3,007 | 3,528 | 1.4 mi | 64 |
Show adjustment detail for the top comp
- Access (Landlocked → Gravel)+47.1%
- Market time (19 mo)+6.6%
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.