Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Unrestricted Land Near Branson Schools Title is generated by Realmo AI

    1190 Us Highway 160, Reeds Spring, MO 65737

    View on Map
    Claim this Listing
    For Sale
    $499,999

    LAND - Reeds Spring, MO

    Lot size:
    40.43 Acres
    Added:
    Jan 12, 2026
    Days on Market:
    130
    Last Refresh:
    May 22 at 1:06 pm

    Property Features for 1190 Us Highway 160

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    06-8.0-27-000-000-015.002t
    Lot size
    40.43 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    CLEVENGER SURVEY CLEVENGER SURVEY TR B
    Tax Annual Amount
    1000

    We can help!

    Listing Contact
    Kyler Michael Castillo

    Listing agent Kyler Michael Castillo

    Listing office Keller Williams Tri-Lakes 714 State Hwy 248, Suite 10, Branson, MO

    Listing date Jan 12, 2026

    MLS# 60313123 Listing URL

    Copyright © 2026 Southern Missouri Regional MLS, LLC (SOMO). All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Unrestricted 40‑acre tract offering freedom for building, recreation, or investment.
    • Located in the desirable Branson Schools district, minutes from schools, shopping, and Branson Hills Parkway.
    • Two cleared build sites already in place, saving time and expense.
    • Abundance of wildlife and mature timber, ideal for hunting, hiking, and ATV use.
    • Conveniently located in Reeds Spring, offering country living with easy accessibility.
    • Rare opportunity to own large acreage close to town.

    Overview

    This 40.43-acre tract in Reeds Spring, Missouri, offers privacy and convenience. Located in the Branson Schools district, the land is situated minutes from schools, shopping, and Branson Hills Parkway. The property is unrestricted, providing the opportunity to build a home, create a recreational retreat, or invest. Two cleared building sites are already in place. The property features an abundance of wildlife, mature timber, and natural terrain suitable for hunting, hiking, and ATV use. This location in the Ozarks offers large acreage close to town.
    Property Profile Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Hotel & Motel Travel Agency

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Reeds Spring
    County
    Stone
    State
    Missouri
    Longitude
    -93.2986439
    Latitude
    36.7441787

    Nearby Similar for Sale

    • $157,500

      Lakefront Lot in Reeds Spring

      Cleared, gentle sloping lakefront lot with utilities available.
      11 Tall Cedar Lane, Reeds Spring, MO 65737
      View Details
    • $214,900
      1,852 SF

      Renovated Multifamily Property Near Lake

      Completely renovated multifamily property near Table Rock Lake.
      1363 Welch Road, Reeds Spring, MO 65737
      View Details
    • $3,900

      Ozark Mountain View Lot

      Premium lot in gated community near Branson and Table Rock Lake.
      107 Black Forest Lane, Reeds Spring, MO 65737
      View Details
    • $3,900

      Ozark Mountain View Land

      Premium lot in StoneBridge Village near Branson and Table Rock.
      178 Black Forest Lane, Reeds Spring, MO 65737
      View Details
    • $120,000
      2,000 SF

      Historic Main Street Retail Opportunity

      Charming retail space in historic downtown Reeds Spring, Missouri.
      22186 Main Street, Reeds Spring, MO 65737
      View Details
    • $349,000

      Table Rock Lakefront Acreage

      10 acres on Table Rock Lake near Kimberling City.
      Windy Heron Lane, Reeds Spring, MO 65737
      View Details
    • $17,900

      Land Near Table Rock Lake

      High-visibility land near Kimberling City with income potential.
      State Hwy Oo, Reeds Spring, MO 65737
      View Details
    • $120,000
      2,000 SF

      Historic Main Street Retail Opportunity

      Charming retail space in historic downtown Reeds Spring.
      22186 Main Street, Reeds Spring, MO 65737
      View Details
    • $40,000

      5.56 Acres Wooded Land Keystone

      5.56-acre wooded property with rolling terrain and elevated views.
      Keystone Road, , MO 65737
      View Details
    • $575,000
      1,782 SF

      Lakefront Acreage with Two Homes

      Two homes on 12 acres of Table Rock Lakefront.
      474 Double O Nine Road, Reeds Spring, MO 65737
      View Details
    • $45,000

      Reeds Spring Wooded Land

      5.56-acre wooded property with rolling terrain and elevated views.
      Keystone Road, Reeds Spring, MO 65737
      View Details
    • $95,500

      Residential Land in Gated Community

      5+ acre lot in a gated community near Branson.
      1254 Newbury Road, Reeds Spring, MO 65737
      View Details

    FAQs

    What type of property is this?
    Land - 40+ acres in Reeds Spring, unrestricted with building sites.
    Where is this land located?
    The property is located at 1190 Us Highway 160 Reeds Spring, MO.
    What is the asking price?
    The asking price for this property is $499,999.
    What are key features of this property?
    This property features: Unrestricted 40‑acre tract offering freedom for building, recreation, or investment.; Located in the desirable Branson Schools district, minutes from schools, shopping, and Branson Hills Parkway.; **Two cleared build sites already in place, saving time and expense.**
    (417) 593-0207
    We can help!
    Listing Contact
    Kyler Michael Castillo
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    1190 Us Highway 160, Reeds Spring, MO 65737
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!