Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    176 Acres in Gasconade County Title is generated by Realmo AI

    3 Cleavesville Road, Bland, MO 65014

    View on Map
    Claim this Listing
    For Sale
    Contact for pricing

    176+/- acres in 4 tracts, Gasconade County, Missouri.

    Type:Land
    Property size:
    2,178,000 SF
    Lot size:
    50.00 Acres
    Price / SF:
    $0.00/SF
    Added:
    May 18, 2026
    Days on Market:
    10
    Last Refresh:
    May 18 at 9:02 pm

    Property Features for 3 Cleavesville Road

    General Information

    Standard status
    Active
    Size
    2,178,000 SF
    Lot size
    50.00 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Hunter Hindman

    Listing agent Hunter Hindman License #2016023215

    Listing office Living The Dream Inc.

    Listing date May 18, 2026

    Source Compass

    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 Living The Dream Inc.

    HighLights

    • 50 +/- acre tract with a mix of wooded acreage and open ground
    • Excellent hunting and outdoor recreation potential with deer, turkey, and small game
    • Features a pond and old field suitable for food plots, livestock, or building
    • Part of a larger 176 +/- acre property offered in four tracts
    • Suitable for full‑time residence, weekend retreat, or hunting getaway
    • Conveniently located 1.5 hours from St. Louis

    Overview

    This 176 +/- acre property in Gasconade County, Missouri, located off State Highway 28 between Bland and Owensville, will be offered in four tracts. One 50 +/- acre tract features a combination of wooded acreage, open ground, and recreational appeal. A pond is located on the property, along with an old field suitable for food plots, livestock, or building sites. The mix of timber and open areas creates habitat for deer, turkey, and small game, making this a strong hunting and outdoor recreation property. The property is suited for a full-time residence, weekend retreat, or hunting getaway. It offers usable acreage, privacy, and a peaceful rural setting. Located 1.5 hours from St. Louis, this property offers both easy access and quiet country living. The property offers a variety of residential, agricultural, and recreational opportunities.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Auto Repair Shop Auto Parts Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Bland
    County
    Gasconade
    State
    Missouri
    Longitude
    -91.591321
    Latitude
    38.29395

    Nearby Similar for Sale

    • $69,500

      10 Acres of Hunting Land

      Unrestricted 10-acre surveyed land perfect for hunting and nature enthusiasts.
      0 HOLT Road, Bland, MO 65014
      View Details
    • $110,000

      Land For Sale in Bland

      20-acre agricultural land with pasture in Gasconade County, Missouri.
      0 Oak Forest road, Bland, MO 65014
      View Details
    • $313,200

      Secluded Land with Recreational Potential

      54-acre property with hunting, recreation, and building opportunities.
      54 Acres Trainer, Bland, MO 65014
      View Details
    • $165,000

      Missouri Land with Hunting Potential

      30-acre wooded property near Bland, MO, ideal for recreation.
      30 Acres Elk Head Road, Bland, MO 65014
      View Details
    • $2,500
      2,744,280 SF

      Recreational Land Auction in Gasconade

      176+/- acres in 4 tracts, Gasconade County, Missouri.
      4 Cleavesville Road, Bland, MO 65014
      View Details
    • $104,400

      18 Acres of Agricultural Land

      18 acres of agricultural land for sale in Bland, MO.
      18 Acres Elk Head Road, Bland, MO 65014
      View Details
    • $2,500
      1,524,600 SF

      176 Acres in Gasconade County

      176+/- acres in 4 tracts, Gasconade County, Missouri.
      2 Cleavesville Road, Bland, MO 65014
      View Details
    • $99,000

      Land For Sale in Bland

      18 acres of land with county road frontage.
      00 Elk Head Road, Bland, MO 65014
      View Details
    • $549,000
      20,000 SF

      Commercial Property with Expansion Potential

      Commercial property with four buildings, residence, and expansion possibilities.
      1490 Highway 28, Bland, MO, 65014-2118
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 176+/- acres in 4 tracts, Gasconade County, Missouri.
    Where is this agricultural land / farmland located?
    The property is located at 3 Cleavesville Road Bland, MO.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: 50 +/- acre tract with a mix of wooded acreage and open ground; Excellent hunting and outdoor recreation potential with deer, turkey, and small game; Features a pond and old field suitable for food plots, livestock, or building
    (636) 373-1509
    We can help!
    Listing Contact
    Hunter Hindman
    Real Estate License ID: 2016023215
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    3 Cleavesville Road, Bland, MO 65014
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!