Comparable sales & offer analysis
Parcel MO-450846
Bates County, MO · 1.29 ac · Unzoned · Gravel · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$4,400
Adjusted value
$5,024
Value range
$4,243–$5,804
Comp $/acre
$3,894/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -12.4% versus the adjusted value.
Offer position
Max allowable offer
$2,871
Offer $/acre
$2,225/ac
Projected profit
$1,507
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-660300 | 0.9 | Jul 27, 2026 | $2,700 | 3,103 | 4,260 | 75 |
| MO-151026 | 1.5 | Jun 16, 2024 | $5,900 | 4,029 | 4,219 | 74 |
| MO-641206 | 1.7 | Feb 10, 2025 | $5,400 | 3,207 | 2,917 | 71 |
| MO-511678 | 2.4 | Oct 2, 2025 | $6,700 | 2,836 | 3,515 | 69 |
| MO-642571 | 4.5 | Dec 17, 2025 | $28,200 | 6,247 | 4,627 | 60 |
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.