Comparable sales & offer analysis
Parcel MO-401653
Carroll County, MO · 2.32 ac · Agricultural · Dirt · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$21,000
Adjusted value
$18,087
Value range
$13,781–$22,393
Comp $/acre
$7,796/ac
Weighted from 9 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +16.1% versus the adjusted value.
Offer position
Max allowable offer
$10,336
Offer $/acre
$4,455/ac
Projected profit
$5,426
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-881909 | 2.8 | Jul 27, 2026 | $27,900 | 9,992 | 7,373 | 84 |
| MO-752027 | 3.0 | Jul 27, 2026 | $11,800 | 3,892 | 5,670 | 83 |
| MO-421231 | 1.7 | Jul 27, 2026 | $9,800 | 5,738 | 7,012 | 79 |
| MO-441257 | 1.7 | Dec 5, 2025 | $6,500 | 3,734 | 6,974 | 77 |
| MO-492098 | 3.2 | Jan 19, 2026 | $22,500 | 7,028 | 6,277 | 74 |
| MO-471867 | 2.7 | May 28, 2025 | $13,100 | 4,828 | 7,350 | 72 |
| MO-362786 | 5.3 | May 29, 2025 | $61,400 | 11,645 | 11,250 | 66 |
| MO-933035 | 6.3 | Sep 30, 2024 | $46,700 | 7,407 | 8,337 | 63 |
| MO-272907 | 5.8 | Jul 19, 2025 | $57,600 | 10,011 | 11,398 | 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.