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    Turn-Key Cattle Ranch in Missouri Title is generated by Realmo AI

    15576 State Hwy W, Ava, MO 65608

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    Claim this Listing
    For Sale
    $7,500,000

    Premier 1,125-acre cattle operation with top-tier infrastructure.

    Type:Farm
    Property size:
    2,596 SF
    Lot size:
    1,125.00 Acres
    Price / SF:
    $2,889/SF
    Added:
    Jul 28, 2025
    Days on Market:
    309
    Last Refresh:
    May 25 at 11:18 pm

    Property Features for 15576 State Hwy W

    General Information

    Standard status
    Active
    Size
    2,596 SF
    Lot size
    1,125.00 Acres
    Property subtype
    Farm

    We can help!

    Listing Contact
    Randall D Landwehr

    Listing agent Randall D Landwehr

    Listing office United Country Farm & Home Sales

    Listing date Jul 28, 2025

    Source Exprealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of United Country Farm & Home Sales

    HighLights

    • Turn‑key 125‑acre cattle ranch with extensive infrastructure for rotational grazing.
    • Two residences: a 2019 custom‑built 4‑bed, 2.5‑bath ranch home with a 3‑car garage and a pool, plus a 2‑bed barn‑dominium.
    • Comprehensive cattle facilities: 36x80 vet barn with hydraulic chute, multiple hay barns, and steel catch pens.
    • Three water wells ensure ample water supply.
    • Insulated shop and fully equipped horse barn with pipe corrals.
    • New roof installed in 2024 on the main residence.

    Overview

    This turn-key cattle operation is situated on 1,125 acres in Douglas County, Missouri. The property features infrastructure designed for rotational grazing, including 5.5 miles of water lines, 20 cross-fenced paddocks, 20 frost-free tire tanks, and 3.5 miles of offset hot wire. Water is supplied by 3 wells. The facilities include a 36x80 vet barn equipped with a hydraulic chute, multiple hay barns, steel catch pens, and an insulated shop. A fully equipped horse barn with pipe corrals is also present. The property includes two homes. The first is a custom-built ranch-style home constructed in 2019, featuring 4 bedrooms, 2.5 bathrooms, an open floor plan, spray foam insulation, and a 3-car garage. The home also has a pool and a new roof installed in 2024. The second residence is a 2-bedroom barn-dominium built in 2015. This property is suited for cattle ranching.
    Location Intelligence

    Current Use by Public Records

    Ranches

    Suggested Use

    Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Ava
    County
    Douglas
    State
    Missouri
    Longitude
    -92.765918
    Latitude
    36.784661

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    FAQs

    What type of property is this?
    Ranch - Premier 1,125-acre cattle operation with top-tier infrastructure.
    Where is this ranch located?
    The property is located at 15576 State Hwy W Ava, MO.
    What is the asking price?
    The asking price for this property is $7,500,000.
    What are key features of this property?
    This property features: Turn‑key 125‑acre cattle ranch with extensive infrastructure for rotational grazing.; Two residences: **a 2019 custom‑built 4‑bed, 2.5‑bath ranch home with a 3‑car garage and a pool**, plus a 2‑bed barn‑dominium.; Comprehensive cattle facilities: 36x80 vet barn with hydraulic chute, multiple hay barns, and steel catch pens.
    (417) 276-4868
    We can help!
    Listing Contact
    Randall D Landwehr
    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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