MARSHALL, MO | 10.17 acres | Versatile Lot with High Income Potential Sold

  • $88,000


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.

  • Priced about 50% Below Market (current comps over $300K)
  • Great Commercial Location
  • All City Utilities Available
  • Survey & Appraisal Available (appraised at $203K in 2017)
  • Centrally Located Between Kansas City & Columbia

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 commerical, 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 commericial 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, cruisinggolfing, 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 directly at 314.639.9777 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!

Cheap Land in Missouri | Marshall, MO | 10.17 acres | Commercially Versatile | All City Utilities


  • PRICE: $129,000
  • SIZE: 10.17 acres
  • POSTAL LOCATION: Marshall, Saline County, MO 65340
  • 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 714 ft to POB
  • APN: 030017-502104-006-003000
  • 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 (660-886-6966)
  • WATER: provided by City of Marshall (660-886-6966)
  • POWER: provided by City of Marshall (660-886-6966)
  • 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)
  • HOA: none
  • SURVEY & APPRAISAL: available here
  • NEAREST CITIES: Marshall < Kansas City < Columbia
  • NEAREST AIRPORTS: Kansas City International (98 miles), Columbia Regional Airport (73 miles)


You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.

DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.

  • From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
  • You can also click “Send to Phone” if you’re viewing this on your computer
  • And “Save” to download the directions so they’ll still work if you lose cell service.

If for some reason you’re having trouble with that link, you can navigate to GPS Coordinates 39.098421, -93.215699.

WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend a FREE app called BaseMapwhich uses your phone’s GPS system to show you property boundary lines, and allow you to walk them in real-time. You can follow THIS LINK to see the center of the lot on BaseMap (you’ll need to have the app to open the link). Make sure to save it as an Offline Map (by hitting the big green ‘+’ button on the map, then hit ‘Go Offline’) before you head out so that you can use the app even if you lose cell service. This is by far the best method to follow the boundary lines of the property. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it. Alernatively, you can download this KML file and open it in Google Earth.


Call Scott directly at 314.639.9777 if you’d like to discuss an offer.

FOR SALE BY OWNER: We are investors, and are selling this lot For-Sale-By-Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a Realtor, then you’re welcome to have them contact us on your behalf.

OWNER FINANCING: We do not offer owner-financing but you could get a loan through a bank or another lender and we’d be happy to coordinate with them.


After opening this map, you may see even more information about the area by clicking on Map Legend, then MapRight Layers.

WHY ARE YOU SELLING IT SO CHEAP? We are often asked why our properties are priced below market value, and the answer is really simple: we choose to sell to you at wholesale prices. We are investors who purchase properties at a large volume and discounted rates, and we strongly believe in passing this discount on to our buyers.

DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, build-ability, and approved/allowable use-age for the property. We are happy to help however we can.

Marshall, MO 65340
Lot Size:
For Sale
Property Type:

Call 314.639.9777 for more details

Property Location