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    The Largest CRE Database in the US with Over 1 Million Listings

    22595 S 2225 Rd Milo, MO 64767

    Sponsored
    For Sale
    $400,000

    LAND - MO

    Lot size:
    78.80 Acres
    Days on Market:
    26
    Last Refresh:
    Jan 24 at 10:06 am

    Property Features for 22595 S 2225 Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    222104000000006000
    Exterior features
    GravelDriveway, Fence
    Fencing
    Fenced
    Lot size
    78.80 Acres

    Utilities

    Water source
    Public

    Building Details

    Additional Structures
    Garage(s)

    We can help!

    Listing Contact
    CURTIS SANSOM

    Keller Williams Lake of the Ozarks Realty (573) 348-9898

    Listing agent CURTIS SANSOM (573) 348-9898 License #2021005756

    Listing date Dec 30, 2025

    MLS# 3580768 Listing URL

    Copyright © 2025 Bagnell Dam Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    78 Acres for Dream Home

    This 78.8-acre property presents an opportunity to build a dream home in a quiet area minutes from town. The land offers both privacy and convenience, suitable for a homestead or recreational retreat. Outdoor activities include hunting and fishing in a private pond. Essential utilities are available, including sewer, water, and electric. A large garage in good condition is located on the property. Existing buildings and older homes are present but are in poor condition and ready for replacement. Located in Missouri, the land provides ample space.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Milo
    County
    Vernon
    State
    Missouri
    Longitude
    -94.232388
    Latitude
    37.753249

    FAQs

    What type of property is this?
    Land - 78 acres with utilities, pond, and hunting potential near town.
    Where is this land located?
    The property is located at 22595 S 2225 Rd Milo, MO.
    What is the asking price?
    The asking price for this property is $400,000.
    What are key features of this property?
    This property features: - 78 Acres of Land: Offers ample space for building, recreation, and privacy.; - Essential Utilities Included: Sewer, water, and electric readily available on the property.; - Private Pond: Perfect for fishing and relaxation.
    (573) 284-9890
    Request Owner's contact information
    22595 S 2225 Rd Milo, MO 64767
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    Milo, MO 64767
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    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
    22595 S 2225 Rd Milo, MO 64767
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    We can help!
    Listing Contact
    CURTIS SANSOM
    Real Estate License ID: 2021005756
    (573) 284-9890
    Learn more
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