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    Secluded Hunting Farm with Shop Title is generated by Realmo AI

    000 Handley Rd., Long Lane, MO 65590

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    Claim this Listing
    For Sale
    $769,000

    Farm/Estate, Other - Long Lane, MO

    Type:Farm
    Property size:
    1,000 SF
    Lot size:
    178.00 Acres
    Price / SF:
    $769/SF
    Added:
    Feb 1, 2026
    Days on Market:
    110
    Last Refresh:
    May 22 at 9:06 am

    Property Features for 000 Handley Rd.

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Bedrooms
    2
    Bathrooms
    2
    Rooms
    Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 2
    Parking features
    Garage
    Standard status
    Active
    Size
    1,000 SF
    Lot size
    178.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Brock W. Utecht

    Listing agent Brock W. Utecht

    Listing office Whitetail Properties Real Estate (MO) 31255 CO Road 242, Williamstown, MO

    Listing date Feb 1, 2026

    MLS# 11659538 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Excellent Hunting Property: Abundant whitetail deer and turkey, food plots, and tower blinds included.
    • Turn‑Key Shop‑House: Newly built with living area, kitchen, two bedrooms with bunk beds, two bathrooms, shop area, and lean‑to.
    • Secluded Location: Gated entrance, mostly fenced boundaries, and set back from a county road.
    • Extensive Trail System: Three miles of trails throughout the 178‑acre property.
    • Convenient Access: Located 6 miles from I‑44 (Conway exit) and 45 miles from Springfield.
    • Water Features: Several creeks and ponds on the property.

    Overview

    This 178-acre hunting farm features timber, trails, and a shop-house, offering seclusion and recreational opportunities. Located 6 miles from the Conway I-44 exit and 45 miles from Springfield, the property is situated in an area known for large whitetails. It is secluded off a county road with a gated entrance and mostly fenced boundaries. The newly built shop-house includes a large living area, a small open kitchen, two bedrooms with large bunk beds, two bathrooms, and a shop area with an overhead door. A lean-to provides space for equipment and game cleaning. The property includes three miles of trails that wind through gentle rolling terrain, connecting to three food plots and three tower blinds. Several creeks and ponds are located on the property. The woods consist of mature hardwoods and support whitetail and turkey populations year-round. Bennett Springs State Park, a popular trout fishing destination, is nearby. The property is turn-key and ready for immediate use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Long Lane
    County
    Dallas
    State
    Missouri
    Longitude
    -92.936912
    Latitude
    37.55416

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    FAQs

    What type of property is this?
    Farm - Turn-key hunting farm featuring timber, trails, and shop-house.
    Where is this farm located?
    The property is located at 000 Handley Rd. Long Lane, MO.
    What is the asking price?
    The asking price for this property is $769,000.
    What are key features of this property?
    This property features: Excellent Hunting Property: Abundant whitetail deer and turkey, food plots, and tower blinds included.; Turn‑Key Shop‑House: Newly built with living area, kitchen, two bedrooms with bunk beds, two bathrooms, shop area, and lean‑to.; Secluded Location: Gated entrance, mostly fenced boundaries, and set back from a county road.
    (417) 766-5595
    We can help!
    Listing Contact
    Brock W. Utecht
    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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