MO-445866
9681 County Road 196
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.
Washington County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Washington market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,790 ft of deeded road frontage.
Power at or near the road.
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 $136,238 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-686210 Landlocked · Power at road | 62.9 | Nov 28, 2025 | $178,400 | 2,834 | 4,521 | 3.2 mi | 83 |
| MO-955834 Dirt · Full utilities | 47.9 | Jan 10, 2026 | $259,100 | 5,408 | 5,259 | 10.7 mi | 82 |
| MO-886601 Gravel · Full utilities | 83.5 | Jul 27, 2026 | $379,500 | 4,544 | 4,191 | 9.4 mi | 77 |
| MO-886651 Dirt · Power at road | 86.6 | Jul 23, 2026 | $331,800 | 3,831 | 5,058 | 10.5 mi | 75 |
| MO-325182 Paved · Power at road | 29.9 | Jun 26, 2025 | $197,800 | 6,619 | 5,377 | 5.3 mi | 71 |
| MO-456371 Landlocked · Power at road | 70.7 | Feb 20, 2024 | $225,200 | 3,184 | 5,589 | 5.1 mi | 68 |
| MO-687348 Dirt · Off grid | 143.5 | Apr 1, 2026 | $374,400 | 2,609 | 4,661 | 4.9 mi | 67 |
| MO-866564 Paved · Power at road | 81.3 | Jul 11, 2024 | $380,100 | 4,674 | 4,809 | 4.5 mi | 67 |
| MO-327563 Dirt · Full utilities | 167.7 | Jul 27, 2026 | $768,800 | 4,585 | 5,872 | 8.0 mi | 67 |
| MO-964508 Paved · Off grid | 18.3 | Oct 3, 2024 | $111,800 | 6,094 | 5,598 | 4.4 mi | 61 |
Show adjustment detail for the top comp
- Tract size (62.93 ac → 49.05 ac)+5.3%
- Access (Landlocked → Gravel)+47.1%
- Market time (9 mo)+3.0%
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.