Comparable sales & offer analysis
Parcel MO-408124
Franklin County, MO · 252 ac · Unzoned · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$522,500
Adjusted value
$469,205
Value range
$390,851–$547,559
Comp $/acre
$1,864/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +11.4% versus the adjusted value.
Offer position
Max allowable offer
$268,117
Offer $/acre
$1,065/ac
Projected profit
$140,761
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-358986 | 470.1 | Apr 1, 2026 | $716,500 | 1,524 | 1,581 | 81 |
| MO-168877 | 434.4 | Jul 27, 2026 | $467,600 | 1,076 | 1,861 | 81 |
| MO-477591 | 171.1 | Sep 19, 2025 | $311,500 | 1,820 | 1,222 | 78 |
| MO-409242 | 565.9 | Jul 25, 2026 | $699,200 | 1,236 | 1,830 | 75 |
| MO-767617 | 174.4 | Oct 2, 2025 | $375,500 | 2,153 | 2,014 | 75 |
| MO-356439 | 74.3 | Jul 27, 2026 | $152,400 | 2,052 | 1,739 | 71 |
| MO-779710 | 794.3 | Feb 14, 2026 | $1,264,300 | 1,592 | 1,947 | 65 |
| MO-906425 | 73.5 | Oct 30, 2025 | $233,700 | 3,179 | 2,020 | 65 |
| MO-187297 | 138.3 | Oct 22, 2024 | $404,700 | 2,926 | 2,263 | 65 |
| MO-116833 | 98.8 | May 16, 2025 | $335,500 | 3,395 | 2,365 | 63 |
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.