Comparable sales & offer analysis
Parcel MO-829426
Bates County, MO · 647 ac · Recreational · Dirt · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,095,000
Adjusted value
$844,282
Value range
$725,211–$963,353
Comp $/acre
$1,306/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +29.7% versus the adjusted value.
Offer position
Max allowable offer
$482,447
Offer $/acre
$746/ac
Projected profit
$253,285
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| MO-729191 | 545.4 | Jun 6, 2026 | $764,600 | 1,402 | 1,154 | 86 |
| MO-508734 | 391.7 | Jun 26, 2026 | $540,600 | 1,380 | 1,404 | 80 |
| MO-288563 | 346.0 | Jul 27, 2026 | $691,500 | 1,998 | 1,427 | 77 |
| MO-288844 | 424.2 | Nov 30, 2025 | $432,700 | 1,020 | 925 | 76 |
| MO-539460 | 662.7 | Dec 28, 2023 | $1,491,900 | 2,251 | 1,505 | 75 |
| MO-588169 | 260.1 | Jul 27, 2026 | $413,600 | 1,590 | 1,430 | 73 |
| MO-758966 | 463.4 | Jun 16, 2025 | $873,900 | 1,886 | 1,261 | 70 |
| MO-388819 | 416.6 | Dec 5, 2024 | $606,600 | 1,456 | 1,175 | 69 |
| MO-708553 | 343.5 | Aug 26, 2024 | $575,400 | 1,675 | 1,500 | 67 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.