Comparable sales & offer analysis
Parcel MO-834511
Franklin County, MO · 18.38 ac · Recreational · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$38,200
Adjusted value
$42,006
Value range
$34,664–$49,348
Comp $/acre
$2,285/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -9.1% versus the adjusted value.
Offer position
Max allowable offer
$24,003
Offer $/acre
$1,306/ac
Projected profit
$12,602
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-804219 | 14.9 | Jul 27, 2026 | $63,500 | 4,271 | 2,857 | 85 |
| MO-374669 | 20.6 | Jul 27, 2026 | $82,600 | 4,008 | 1,941 | 80 |
| MO-163621 | 9.7 | Jul 27, 2026 | $25,800 | 2,675 | 2,000 | 80 |
| MO-824276 | 15.5 | Jun 14, 2026 | $72,300 | 4,664 | 2,677 | 80 |
| MO-974885 | 24.1 | Jul 2, 2026 | $95,000 | 3,940 | 2,022 | 79 |
| MO-924547 | 18.9 | Oct 22, 2025 | $77,300 | 4,101 | 2,875 | 78 |
| MO-244505 | 18.3 | Jun 12, 2025 | $80,600 | 4,402 | 2,274 | 76 |
| MO-636198 | 62.4 | Jul 27, 2026 | $141,400 | 2,267 | 1,958 | 73 |
| MO-596017 | 54.7 | May 25, 2026 | $190,800 | 3,487 | 2,448 | 67 |
| MO-915140 | 29.0 | Aug 18, 2024 | $72,900 | 2,513 | 1,686 | 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.