MS-264363
2085 County Road 93
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.
Carroll County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Carroll market data →Step 1 · Is this a deal?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
752 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 8 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 $51,950 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-504554 Gravel · Off grid | 19.0 | Jul 27, 2026 | $83,500 | 4,407 | 6,444 | 0.2 mi | 89 |
| MS-453813 Gravel · Full utilities | 11.1 | Jul 27, 2025 | $69,500 | 6,269 | 6,291 | 3.0 mi | 81 |
| MS-434524 Gravel · Power at road | 18.6 | Feb 21, 2026 | $74,700 | 4,025 | 5,079 | 9.7 mi | 80 |
| MS-773397 Dirt · Power at road | 8.2 | Jul 27, 2026 | $33,000 | 4,026 | 5,375 | 2.6 mi | 76 |
| MS-492794 Dirt · Power at road | 5.3 | Jul 27, 2026 | $22,400 | 4,230 | 5,506 | 1.4 mi | 72 |
| MS-545874 Landlocked · Off grid | 49.3 | Mar 29, 2026 | $113,500 | 2,301 | 5,855 | 4.1 mi | 67 |
| MS-215894 Landlocked · Off grid | 50.0 | Jan 22, 2026 | $74,300 | 1,484 | 3,814 | 3.3 mi | 66 |
| MS-893700 Landlocked · Power at road | 10.2 | Oct 6, 2024 | $26,500 | 2,600 | 4,800 | 6.0 mi | 65 |
Show adjustment detail for the top comp
- Tract size (18.96 ac → 16.51 ac)+1.7%
- Utilities (Off grid → Full utilities)+43.5%
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.