Comparable sales & offer analysis
Parcel MO-358986
Franklin County, MO · 470 ac · Unzoned · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$785,600
Adjusted value
$869,465
Value range
$731,605–$1,007,324
Comp $/acre
$1,849/ac
Weighted from 7 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -9.6% versus the adjusted value.
Offer position
Max allowable offer
$496,837
Offer $/acre
$1,057/ac
Projected profit
$260,839
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-168877 | 434.4 | Jul 27, 2026 | $467,600 | 1,076 | 1,822 | 85 |
| MO-409242 | 565.9 | Jul 25, 2026 | $699,200 | 1,236 | 1,792 | 85 |
| MO-779710 | 794.3 | Feb 14, 2026 | $1,264,300 | 1,592 | 1,907 | 75 |
| MO-408124 | 251.8 | Feb 11, 2025 | $510,000 | 2,026 | 2,109 | 74 |
| MO-477591 | 171.1 | Sep 19, 2025 | $311,500 | 1,820 | 1,196 | 70 |
| MO-767617 | 174.4 | Oct 2, 2025 | $375,500 | 2,153 | 1,972 | 65 |
| MO-187297 | 138.3 | Oct 22, 2024 | $404,700 | 2,926 | 2,216 | 57 |
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.