Comparable sales & offer analysis
Parcel MO-168877
Franklin County, MO · 434 ac · Mixed Use · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$456,600
Adjusted value
$468,779
Value range
$387,588–$549,970
Comp $/acre
$1,079/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -2.6% versus the adjusted value.
Offer position
Max allowable offer
$267,874
Offer $/acre
$617/ac
Projected profit
$140,634
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 | 1,067 | 82 |
| MO-358986 | 470.1 | Apr 1, 2026 | $716,500 | 1,524 | 921 | 81 |
| MO-408124 | 251.8 | Feb 11, 2025 | $510,000 | 2,026 | 1,255 | 70 |
| MO-767617 | 174.4 | Oct 2, 2025 | $375,500 | 2,153 | 1,173 | 70 |
| MO-779710 | 794.3 | Feb 14, 2026 | $1,264,300 | 1,592 | 1,135 | 69 |
| MO-477591 | 171.1 | Sep 19, 2025 | $311,500 | 1,820 | 712 | 66 |
| MO-187297 | 138.3 | Oct 22, 2024 | $404,700 | 2,926 | 1,318 | 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.