MO-740314
3258 County Road 223
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.
Shannon County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Shannon market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
219 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 7 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 $528 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-480324 Paved · Full utilities | 0.9 | Jul 27, 2026 | $4,200 | 4,691 | 2,388 | 11.3 mi | 82 |
| MO-730718 Dirt · Power at road | 1.2 | Jul 27, 2026 | $3,500 | 2,982 | 2,548 | 9.1 mi | 81 |
| MO-251871 Landlocked · Off grid | 2.7 | Jan 15, 2026 | $6,500 | 2,396 | 3,162 | 4.7 mi | 72 |
| MO-400756 Gravel · Off grid | 1.2 | Aug 18, 2024 | $3,100 | 2,549 | 2,384 | 7.3 mi | 69 |
| MO-591411 Dirt · Off grid | 1.9 | May 9, 2024 | $5,200 | 2,677 | 2,964 | 8.2 mi | 68 |
| MO-461628 Dirt · Off grid | 2.3 | Mar 11, 2025 | $7,400 | 3,243 | 3,487 | 5.8 mi | 66 |
| MO-471280 Gravel · Off grid | 1.8 | Feb 25, 2024 | $7,100 | 3,991 | 3,824 | 6.6 mi | 62 |
Show adjustment detail for the top comp
- Access (Paved → Dirt)-27.1%
- 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.