MO-137182
3738 County Road 109
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Wayne County, Missouri. Ozark recreational land and cattle ground; heavy owner-finance activity.
View Wayne market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
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 $242,264 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MO-697168 Dirt · Off grid | 126.0 | Jul 27, 2026 | $193,800 | 1,539 | 2,104 | 3.9 mi | 87 |
| MO-607221 Gravel · Power at road | 130.9 | Nov 2, 2025 | $356,200 | 2,721 | 2,832 | 1.8 mi | 86 |
| MO-717059 Dirt · Power at road | 116.4 | Jul 16, 2026 | $310,100 | 2,664 | 3,038 | 6.8 mi | 85 |
| MO-827346 Dirt · Full utilities | 143.3 | May 6, 2026 | $430,400 | 3,003 | 2,987 | 2.9 mi | 83 |
| MO-896644 Dirt · Power at road | 86.2 | Mar 18, 2026 | $276,300 | 3,206 | 3,443 | 2.9 mi | 79 |
| MO-578037 Gravel · Power at road | 236.4 | Mar 3, 2025 | $671,200 | 2,839 | 3,566 | 4.9 mi | 70 |
| MO-786343 Dirt · Off grid | 69.3 | Jul 15, 2024 | $118,600 | 1,712 | 2,198 | 3.1 mi | 65 |
| MO-686230 Dirt · Full utilities | 63.9 | Aug 29, 2024 | $381,100 | 5,969 | 5,221 | 3.2 mi | 65 |
| MO-716178 Dirt · Full utilities | 61.5 | Jul 4, 2024 | $187,200 | 3,045 | 2,657 | 1.1 mi | 65 |
| MO-596386 Paved · Power at road | 71.5 | Dec 3, 2023 | $280,500 | 3,923 | 3,218 | 9.6 mi | 62 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
- Utilities (Off grid → Power at road)+17.6%
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.