MS-497991
7485 County Road 221
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Attala County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Attala market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,999 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $59,063 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-567976 Dirt · Off grid | 226.2 | Dec 24, 2025 | $271,000 | 1,198 | 1,678 | 1.2 mi | 83 |
| MS-797606 Landlocked · Off grid | 173.0 | Feb 15, 2026 | $179,200 | 1,036 | 1,693 | 0.4 mi | 80 |
| MS-388566 Dirt · Power at road | 346.8 | Feb 14, 2026 | $374,900 | 1,081 | 1,448 | 10.7 mi | 78 |
| MS-948652 Gravel · Power at road | 369.1 | Apr 29, 2025 | $404,200 | 1,095 | 1,327 | 5.5 mi | 73 |
| MS-577300 Dirt · Power at road | 138.6 | Aug 31, 2025 | $310,300 | 2,239 | 2,361 | 7.9 mi | 71 |
| MS-767414 Dirt · Power at road | 150.5 | Feb 11, 2024 | $244,100 | 1,621 | 1,858 | 4.5 mi | 67 |
| MS-226333 Paved · Power at road | 68.8 | Apr 4, 2025 | $218,900 | 3,182 | 2,096 | 5.5 mi | 61 |
Show adjustment detail for the top comp
- Access (Dirt → Gravel)+16.3%
- Utilities (Off grid → Power at road)+17.6%
- Market time (8 mo)+2.7%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.