MS-326868
3272 County Road 56
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
764 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $55,678 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-357346 Dirt · Power at road | 143.3 | Jul 27, 2026 | $277,500 | 1,937 | 2,096 | 10.1 mi | 81 |
| MS-696894 Gravel · Power at road | 103.3 | Dec 28, 2025 | $190,500 | 1,844 | 1,616 | 11.2 mi | 80 |
| MS-716075 Gravel · Power at road | 57.1 | Jul 27, 2026 | $122,000 | 2,139 | 1,597 | 11.9 mi | 75 |
| MS-617497 Landlocked · Full utilities | 159.9 | Mar 22, 2026 | $294,400 | 1,842 | 2,159 | 5.1 mi | 75 |
| MS-618573 Paved · Power at road | 348.6 | Jul 27, 2026 | $586,800 | 1,684 | 1,705 | 4.1 mi | 74 |
| MS-726263 Landlocked · Full utilities | 65.4 | Sep 2, 2024 | $111,800 | 1,710 | 1,711 | 2.4 mi | 68 |
| MS-128592 Gravel · Full utilities | 353.4 | May 31, 2026 | $427,300 | 1,209 | 1,197 | 10.1 mi | 67 |
| MS-958540 Landlocked · Full utilities | 340.3 | Jul 27, 2026 | $475,200 | 1,396 | 1,998 | 9.5 mi | 66 |
| MS-465283 Paved · Full utilities | 32.1 | May 15, 2025 | $100,800 | 3,135 | 1,534 | 8.9 mi | 58 |
Show adjustment detail for the top comp
- Tract size (143.3 ac → 101.36 ac)+9.3%
- Access (Dirt → Gravel)+16.3%
- Utilities (Power at road → Off grid)-15.0%
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.