MS-465283
6403 County Road 194
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
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.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
725 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 $39,037 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-215106 Gravel · Power at road | 28.3 | Jul 27, 2026 | $45,000 | 1,591 | 2,248 | 8.8 mi | 82 |
| MS-716075 Gravel · Power at road | 57.1 | Jul 27, 2026 | $122,000 | 2,139 | 3,437 | 12.3 mi | 72 |
| MS-204060 Landlocked · Power at road | 13.3 | May 29, 2025 | $21,300 | 1,610 | 3,190 | 3.0 mi | 70 |
| MS-164816 Dirt · Power at road | 22.9 | Jan 30, 2024 | $52,300 | 2,283 | 4,018 | 9.8 mi | 63 |
| MS-726263 Landlocked · Full utilities | 65.4 | Sep 2, 2024 | $111,800 | 1,710 | 3,683 | 9.1 mi | 62 |
| MS-696894 Gravel · Power at road | 103.3 | Dec 28, 2025 | $190,500 | 1,844 | 3,479 | 11.4 mi | 60 |
| MS-326868 Gravel · Off grid | 101.4 | Oct 12, 2024 | $149,900 | 1,479 | 3,429 | 8.9 mi | 56 |
Show adjustment detail for the top comp
- Tract size (28.28 ac → 32.15 ac)-2.0%
- Access (Gravel → Paved)+18.0%
- Utilities (Power at road → Full utilities)+22.0%
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.