Comparable sales & offer analysis
Parcel MO-168877
Franklin County, MO · 434 ac · Mixed Use · Landlocked · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$456,600
Adjusted value
$466,151
Value range
$385,415–$546,888
Comp $/acre
$1,073/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -2.0% versus the adjusted value.
Offer position
Max allowable offer
$266,372
Offer $/acre
$613/ac
Projected profit
$139,845
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-409242 | 565.9 | Jul 25, 2026 | $699,200 | 1,236 | 1,061 | 83 |
| MO-358986 | 470.1 | Apr 1, 2026 | $716,500 | 1,524 | 916 | 82 |
| MO-767617 | 174.4 | Oct 2, 2025 | $375,500 | 2,153 | 1,167 | 71 |
| MO-408124 | 251.8 | Feb 11, 2025 | $510,000 | 2,026 | 1,248 | 71 |
| MO-779710 | 794.3 | Feb 14, 2026 | $1,264,300 | 1,592 | 1,129 | 70 |
| MO-477591 | 171.1 | Sep 19, 2025 | $311,500 | 1,820 | 708 | 66 |
| MO-187297 | 138.3 | Oct 22, 2024 | $404,700 | 2,926 | 1,312 | 64 |
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.