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    Montrose, MO 64770

    Sponsored
    For Sale
    $2,782,650

    40 Acres and Up No Home, No Home - Montrose, MO

    Lot size:
    428.10 Acres
    Days on Market:
    5
    Last Refresh:
    Jan 18 at 7:06 am

    Property Features for

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    428.10 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Ben Ewbank

    Midwest Land Group, LLC (816) 718-7201 [email protected]

    Listing agent Ben Ewbank (913) 674-8010

    Listing date Jan 14, 2026

    MLS# 101042 Listing URL

    Copyright © 2026 West Central 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

    Overview

    Tillable 428-Acre Farm with Lease

    This 428-acre farm, located north of Montrose in southwest Henry County, is highly tillable. The ground primarily consists of Deepwater and Hartwell series Class II silt loams, with a weighted average NCCPI of 78.8. Approximately 85% tillable, a minimum of 340 acres are leased on a favorable cash rent agreement through March of 2030, and 363 FSA acres are currently planted in soybeans. The farm comprises three parcels situated west and east of Southwest 1151 Road and west and north of Southwest Highway HH, providing access and 1.7 +/- miles of blacktop frontage. Fenced with multiple entrances, the farm could potentially be utilized for grazing at the conclusion of the current lease. A 2,000-foot-long strip pit lake and six sizable ponds offer nearly 10 surface acres of water, providing multiple water sources and fishing opportunities. Frontage on the Montrose Conservation Area provides cover for deer and wildlife, as well as direct access to 2,750 additional acres for hunting and fishing. An old farmhouse and outbuildings remain on the property. The property is located 20 minutes from Clinton, one hour from Kansas City, and within the Montrose School District.
    Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Montrose
    County
    Henry
    State
    Missouri
    Longitude
    -94.0183
    Latitude
    38.2568

    FAQs

    What type of property is this?
    Farm - Highly tillable farm with favorable cash rent agreement through 2030.
    Where is this farm located?
    The property is located at Montrose, MO.
    What is the asking price?
    The asking price for this property is $2,782,650.
    What are key features of this property?
    This property features: - Highly tillable 428-acre farm with approximately 85% tillable land.; - Favorable cash rent agreement in place through March 2030 on a minimum of 340 acres, providing immediate income.; - Excellent access with 1.7 +\/- miles of blacktop frontage and multiple entrances.
    (913) 674-8010
    Request Owner's contact information
    Montrose, MO 64770
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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
    Montrose, MO 64770
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    We can help!
    Listing Contact
    Ben Ewbank
    (913) 674-8010
    Learn more
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