Cheap Land in Missouri w/High Commercial Potential - Developer's Delight.
Almost exactly in between Columbia and Kansas City, and sandwiched between I-70 and the Missouri River, lies the modest but economically stable and growing small town of Marshall, Missouri, Saline County's county seat. Take advantage of all city utilities to make your stake, and an excellent income, from this commercially versatile property.
PROPERTY: This 10.17 acre square-ish piece of land has 175 feet of direct frontage along Atchison Avenue, a public paved road. It is currently zoned for agricultural use, but the City of Marshall has been clear with us that re-zoning it for commercial, multi-family, or single-family (after subdividing into smaller lots) would be a fairly easy and straightforward process with them. It's obvious that the highest and best use for this land is commercial, including a large single-family or multi-family development. In fact, this is about the only tract in the neighborhood that hasn't been re-zoned for some type of commercial use, and usage types among the neighbors run a wide gamut. The northern neighbor is a government office (the Saline County Health Department), the southern neighbor is a multi-family development (Valley Southwest Apartments), and the western neighbors are single-family homes. There's even a retail shop (Missouri Glass Masters) just a few hundred feet down the street at the intersection of Atchison Avenue and Fairground Road.
Highway 65, which leads directly south into Ozark County and the Great Lakes of Missouri (Truman Lake and Lake of the Ozarks), is just a mile down the street and intersects with I-70 about 20 minutes away. I-70, of course, is one of America's great east-west thoroughfares and connects the two largest cities in the state - St. Louis and Kansas City.
The tract is very level and easily buildable, though a little feeder stream with mild banks does meander around the southern & southeast boundary lines. The area surrounding this creek line lies within the 100 & 500-Year floodplain and comprises a total of 1.6 acres. Since it conveniently lies on the far southern end of the property though, this natural water feature can be easily cast as a visual amenity (see floodplain photo in slide show, or Mapright below).
Full city utilities are available here - water, wastewater, and power - and a survey & appraisal is available for download from this page (below). The appraisal was performed in 2017 and valued this land at $203,000, and current comps indicate a reasonable market price of over $300K. Land prices across the country, whether it be commercial, residential, recreational, or agricultural, have only increased in price since 2017, but this is your chance to buy low - at a wholesale price of $129,000 - and develop a stable, profitable revenue stream.
Marshall, MO - Bookended by Kansas City to the west and Columbia (home to the University of Missouri Tigers) to the east, and then with the state's two largest lakes - Truman and Lake of the Ozarks - just an hour's drive to the south, the City of Marshall is centrally located between major Missouri urban, educational, and recreational centers. This Rockwellian farming community is steeped in history, evident in its charming Victorian homes... to the site of the Civil War “Battle of Marshall.”
More specifically, this neighborhood is located in the southeast part of Marshall, home to the city's most vibrant retail activity. Walmart is just 1.1 miles down the street to the north, serving as an anchor for other major national retailers like Applebee's, Sonic, Dollar Tree, Autozone, Aldi's, and several auto dealerships.
Downtown Marshall hosts several more popular stores and restuarants, like The Brick Bbq, Dairy Queen, Kfc, Little Caesar's, and Viking Athletic.
You'll find Missouri Valley College here too, a highly respected educational institution established in 1889, and it continues to grow its enrollment and strengthen its reputation today. The Nicholas-Beazley Aviation Museum offers both an educational and entertaining experience and enthusiasts of the genre flock here from all over the state. Don't think this is the only museum here though, because Jim the Wonder Dog was a native of Marshall and is honored with his own educational Memorial Garden. This fortune-telling, multi-lingual marvel of the canine world lived here in the 1920'S and 30's and even predicted Kentucky Derby winners.
Kansas City, MO - Hop on I-70 to the south and take the 80 minute drive to downtown Kansas City. There's much more than just baseball and barbeque here. With a population of about a half million folks, you'll never have a shortage of things to do. When you're ready to go out for the night, try the Cinema Under the Stars, or a live music venue, then cap it all off at one of several bars and breweries. Many people might be surprised to discover Kansas City is home to a vibrant casino industry too. Make no mistake: KC loves their sports teams. The 2020 Super Bowl champion Chiefs call this city their home, as do baseball's Royals. Kids will love the Worlds of Fun amusement park, featuring over 100 family rides, thrill rides, waterslides, shows, and attractions including seven world-class roller coasters. It's also hosts the Midwest's largest Halloween event in September and October. For more natural entertainment, try the Kansas City Zoo, 200 acres of adventure bustling with more than 1,700 animals.
If material trappings are what entice you, then allow your shopping bags to overflow as much as the city's fountains. Boutique shops in Westport, brand name favorites at Legends Outlets and antique treasures in the West Bottoms are just a few of the city's shopping hotspots. Last but certainly not least, Kansas City has made its mark on food. Smoky barbecue. Local distilleries. Every aspect of the culinary and spirits scene possesses a uniquely KC twist that makes it something special. It's a culture that embodies the city's diverse influences, from international flavor and home-style cooking to unrivaled craft beer breweries.
Columbia, MO is just an hour away - a larger city that offers a pleasing blend of sophistication and small-city charm in a diverse community. With a population of 100,000, including 30,000 college students at three separate institutions, Columbia has earned the nickname “College Town, Usa”. Columbia offers a number of parks and trails for walking, jogging and biking, including the popular MKT Nature and Fitness Trail; large, clean public swimming pools; and hiking in nearby Rock Bridge and Finger Lakes state parks, the Mark Twain National Forest and more.
Truman Lake & Lake of the Ozarks - Hwy 65 runs very near this property and heading south on that for an hour will bring you to Truman Lake, Missouri's largest body of water, offering 958 miles of coast line. It features a diverse wildlife area rich in the history of Osage Indians, explorers, fur trappers, traders and settlers. Truman Lake is a great location for fishing, even in the winter, as power from Truman Dam helps heat the water. It's nationally known for its excellent crappie and bass fishing but boasts great fishing of walleye, hybrid bass and other species of fish. The reservoir is fed by four rivers and several small streams, creating a broad diversity for fishing. If you're willing to drive a half hour farther, you'll be rewarded with the Lake of the Ozarks, one of the world's largest man-made lakes and host to about 5 million visitors per year. Lake of the Ozarks was voted “Best Recreational Lake” in America by a USA Today readers' poll and, from just one glance, it's easy to see why. It's not just a beautiful body of water though - it's the Midwest's premier lake resort destination and an enormous state park, offering world-class boating, cruising, golfing, shopping, hiking, camping, and fishing, plus a wide variety of lodging, 200+ restaurants, state parks, and other recreational activities to suit any budget and taste.
Call Scott if you have any questions or would like to discuss making an offer. There's lots more info - including viewing instructions - below, so make sure to keep reading.
Size: 10.17 acres
POSTAL Location: Marshall, Saline County, MO 65340
Legal Description: Tract 3 E 1/2 Se Ly Of Atchison Ave
GPS Coordinates (center of road frontage): 39.098421, -93.215699
Dimensions (approximate): starting NW corner clockwise, 738 ft x 175 ft x 659 ft x 391 ft x 575 ft to Pob
Floodplain: 1.6 acres around the creek at the southern & southeast boundary lines
ELEVATION: 721 ft
TERRAIN: generally flat
ACCESS: 175 feet of direct frontage along Atchison Avenue, a public paved road
WASTEWATER: provided by City of Marshall )
Water: provided by City of Marshall )
Power: provided by City of Marshall )
Taxes: $25.17 in 2020
Zoning/Restrictions: currently A-1, Agricultural, but City says re-zoning to commercial or Sf/Mf residential is very feasible and almost neighboring tracts have already been re-zoned for those uses (plus some retail)
SURVEY & Appraisal: available here
NEAREST Cities: Marshall
More Land Details
More Land from Bob Scott
- 160 AC : $399K
- 80 AC : $225K
- 40 AC : $116K
- 7.3 AC : $49.5K
- 10.1 AC : $58.7K
- 9.9 AC : $63.7K
- 2.4 AC : $14.9K
- 13.6 AC : $69.7K
- 4.5 AC : $26K
- 6.1 AC : $45.5K
- 4.9 AC : $19.9K
- 4.3 AC : $19.4K