MO-272587
8179 County Road 392
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Texas County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Texas 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.
Moderate flood hazard on part of the tract.
460 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 $5,183 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-973123 Gravel · Off grid | 6.7 | Jul 27, 2026 | $15,500 | 2,309 | 2,029 | 2.8 mi | 82 |
| MO-703362 Dirt · Power at road | 8.0 | Jul 26, 2026 | $28,000 | 3,505 | 3,078 | 8.1 mi | 77 |
| MO-211689 Paved · Off grid | 2.4 | Feb 10, 2026 | $9,400 | 3,958 | 2,886 | 12.7 mi | 73 |
| MO-991992 Gravel · Full utilities | 3.0 | Jul 27, 2026 | $13,600 | 4,597 | 2,719 | 16.0 mi | 72 |
| MO-941407 Gravel · Full utilities | 1.9 | May 18, 2026 | $7,400 | 3,821 | 2,255 | 12.8 mi | 71 |
| MO-964270 Dirt · Off grid | 15.4 | Jun 5, 2026 | $51,600 | 3,345 | 3,681 | 10.3 mi | 69 |
| MO-581544 Paved · Off grid | 2.1 | Nov 1, 2024 | $8,900 | 4,171 | 3,193 | 12.6 mi | 65 |
| MO-113218 Dirt · Power at road | 7.2 | Dec 12, 2024 | $18,900 | 2,621 | 2,441 | 13.3 mi | 65 |
| MO-281090 Dirt · Power at road | 1.5 | Sep 20, 2024 | $3,400 | 2,210 | 1,970 | 10.3 mi | 58 |
| MO-993605 Paved · Power at road | 9.5 | Aug 14, 2024 | $29,800 | 3,122 | 2,189 | 13.3 mi | 57 |
Show adjustment detail for the top comp
- Tract size (6.72 ac → 4.56 ac)+2.0%
- 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.