Washington County, MO · Sold

MO-468539

2954 County Road 317

$545,400

$1,604/ac · 340 ac

Offer report Market this tract

Acreage340 ac

Price per acre$1,604/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedJul 14, 2025

Coordinates38.0143, -90.9842

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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

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

View Washington market data →

Step 1 · Is this a deal?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands7.7% of tract

Little to no mapped wetland coverage.

Average slope3.6%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,617 ft of deeded road frontage.

Power9,154 ft away

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

Buildable area298.20 of 340.08 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$780,880

$675,255 – $886,505 · $2,296/ac on 340 ac

Asking vs estimate

-30.2%

Priced below the comp set

Weighted from 8 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 $545,400

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$446,217

$1,312/ac · +30.0% target margin

You need $99,183 off asking to hit this margin.

All-in cost$484,145

Net resale$718,409

Projected profit$234,264

ROI+48.4%

Annualized+69.2%

Break-even resale$1,547/ac

Profit if resale lands off target

-20%

$90,582

-10%

$162,423

$234,264

+10%

$306,105

+20%

$377,946

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MO-519191 Gravel · Off grid	545.4	Jul 27, 2026	$1,540,300	2,824	2,804	8.2 mi	78
MO-687348 Dirt · Off grid	143.5	Apr 1, 2026	$374,400	2,609	2,079	1.0 mi	77
MO-327563 Dirt · Full utilities	167.7	Jul 27, 2026	$768,800	4,585	2,619	9.6 mi	74
MO-886651 Dirt · Power at road	86.6	Jul 23, 2026	$331,800	3,831	2,256	13.3 mi	65
MO-886601 Gravel · Full utilities	83.5	Jul 27, 2026	$379,500	4,544	1,869	9.7 mi	64
MO-866564 Paved · Power at road	81.3	Jul 11, 2024	$380,100	4,674	2,145	1.1 mi	62
MO-686210 Landlocked · Power at road	62.9	Nov 28, 2025	$178,400	2,834	2,017	2.9 mi	61
MO-456371 Landlocked · Power at road	70.7	Feb 20, 2024	$225,200	3,184	2,493	9.2 mi	50

Show adjustment detail for the top comp

Tract size (545.39 ac → 340.08 ac)+15.2%
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.

Build the listing kit Post a deal or JV