MS-958540
8142 County Road 164
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Bolivar County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Bolivar market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 $264,898 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-128592 Gravel · Full utilities | 353.4 | May 31, 2026 | $427,300 | 1,209 | 839 | 9.3 mi | 88 |
| MS-618573 Paved · Power at road | 348.6 | Jul 27, 2026 | $586,800 | 1,684 | 1,195 | 5.7 mi | 85 |
| MS-769881 Paved · Full utilities | 899.1 | Jul 27, 2026 | $1,384,300 | 1,540 | 1,194 | 2.4 mi | 75 |
| MS-617497 Landlocked · Full utilities | 159.9 | Mar 22, 2026 | $294,400 | 1,842 | 1,512 | 7.6 mi | 73 |
| MS-357346 Dirt · Power at road | 143.3 | Jul 27, 2026 | $277,500 | 1,937 | 1,469 | 13.0 mi | 68 |
| MS-696894 Gravel · Power at road | 103.3 | Dec 28, 2025 | $190,500 | 1,844 | 1,132 | 3.0 mi | 65 |
| MS-326868 Gravel · Off grid | 101.4 | Oct 12, 2024 | $149,900 | 1,479 | 1,116 | 9.5 mi | 55 |
Show adjustment detail for the top comp
- Tract size (353.39 ac → 340.32 ac)+1.1%
- Access (Gravel → Landlocked)-32.0%
- Market time (3 mo)+0.9%
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.