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    Land on State Highway Title is generated by Realmo AI

    State Highway Ff, Fordland, MO 65652

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    For Sale
    $165,750

    LAND - Fordland, MO

    Lot size:
    8.45 Acres
    Added:
    Dec 11, 2025
    Days on Market:
    157
    Last Refresh:
    May 17 at 9:06 am

    Property Features for State Highway Ff

    General Information

    Property type
    Land
    Property subtype
    Other
    Fencing
    Barbed Wire, Perimeter
    Standard status
    Active
    APN
    144017000000006060
    Lot size
    8.45 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    1097

    We can help!

    Listing Contact
    India E Visser
    India E Visser

    Listing agent India E Visser License #2020022668

    Listing office Indy's Case Real Estate 221 S Marshall St PO Box 837, Marshfield, MO

    Listing date Dec 11, 2025

    MLS# 60311514 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

    • 8. 5‑acre property with 80% tree coverage, offering privacy and natural beauty
    • No building codes or property restrictions, allowing for flexible development options
    • Located in the top‑rated Fordland School District
    • Electric available at the street and a shallow nearby well ensures convenient and cost‑effective utility access
    • Owner will pay for a survey, providing peace of mind regarding property boundaries
    • Partially perimeter fenced with barbed wire

    Overview

    This 8.45-acre property is located on a paved state road in Fordland. The land is 80% treed. Electric service is available at the street. A nearby well is 200 feet deep. The property is located in the Fordland School District. It is partially perimeter fenced. The owner will cover the cost of a survey. There are no building codes or permits required and no property restrictions. The property is suitable for constructing a tiny home, living off-grid, or building a custom home. The tree-lined property offers an inviting habitat for local wildlife. It is suitable for a peaceful retirement haven, a family homestead, or an adventurous off-grid lifestyle. Property taxes are for the entire current parcel, and will be less when assessed as bare land.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Fordland
    County
    Webster
    State
    Missouri
    Longitude
    -92.92426
    Latitude
    37.208116

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    FAQs

    What type of property is this?
    Land - 8.45 acre land parcel in Fordland, Missouri.
    Where is this land located?
    The property is located at State Highway Ff Fordland, MO.
    What is the asking price?
    The asking price for this property is $165,750.
    What are key features of this property?
    This property features: 8. 5‑acre property with **80% tree coverage, offering privacy and natural beauty**; No building codes or property restrictions, allowing for flexible development options; Located in the **top‑rated Fordland School District**
    (417) 567-0808
    We can help!
    Listing Contact
    India E Visser
    India E Visser
    Real Estate License ID: 2020022668
    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.

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