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    Honeydale Fortescue, MO 64451

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    Claim this Listing
    For Sale
    $256,404

    LAND - Fortescue, MO

    Lot size:
    18.58 Acres
    Added:
    Jan 31, 2026
    Days on Market:
    96
    Last Refresh:
    May 7 at 5:06 pm

    Property Features for Honeydale

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    16210000010002
    Lot size
    18.58 Acres

    Taxes and HOA fees

    Tax Description
    See Supplement attached - Survey Tract 2
    Tax Annual Amount
    52

    We can help!

    Listing Contact
    Tyler Derr

    Listing agent Tyler Derr License #2017006663

    Listing office BHHS Stein & Summers 801 Felix Street, St Joseph, MO

    Listing date Jan 31, 2026

    MLS# 2597942 Listing URL

    Copyright © 2026 Heartland Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime location between Loess Bluff NWR and Bob Brown Conservation Area, ideal for waterfowl hunting.
    • Highly tillable land (almost 18 acres) with excellent ROI potential.
    • Located in a heavy waterfowl flight path, offering excellent dry field hunting.
    • Class II Blenco Silty Clay soils known for fertility, moisture retention, and nutrient capacity.
    • Suitable for developing into a flooded waterfowl property due to soil clay content.
    • Current owner offers cash rent option at fair market value.

    Overview

    Tillable Land with Hunting Potential

    This 18.58-acre tract of Missouri River bottom ground is situated between Loess Bluff National Wildlife Refuge and Bob Brown Conservation Area. The highly tillable land offers an investment opportunity with potential for waterfowl hunting. Located in a heavy flight path area, the property sees waterfowl traveling between two large waterfowl impoundments daily, offering dry field hunting opportunities in its current condition. The almost 18 acres of tillable dirt are comprised of Class II soils, largely Blenco Silty Clay, known for fertility and a neutral to slightly alkaline pH. This soil type provides moisture retention and nutrient capacity. The clay content allows for slower permeation, making the farm a candidate for developing into a flooded waterfowl property. The current owner offers a cash rent option at fair market value to the new owner should they need a tenant to farm.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Fortescue
    County
    Holt
    State
    Missouri
    Longitude
    -95.2233
    Latitude
    39.9858

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 18.58 acres of tillable land with waterfowl hunting potential.
    Where is this agricultural land / farmland located?
    The property is located at Honeydale Fortescue, MO.
    What is the asking price?
    The asking price for this property is $256,404.
    What are key features of this property?
    This property features: Prime location between Loess Bluff NWR and Bob Brown Conservation Area, ideal for waterfowl hunting.; Highly tillable land (almost 18 acres) with excellent ROI potential.; Located in a heavy waterfowl flight path, offering excellent dry field hunting.
    (816) 387-3158
    We can help!
    Listing Contact
    Tyler Derr
    Real Estate License ID: 2017006663
    Learn More
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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
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