MS-773397
8227 County Road 25
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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?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
697 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 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 $16,602 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-492794 Dirt · Power at road | 5.3 | Jul 27, 2026 | $22,400 | 4,230 | 4,133 | 1.5 mi | 86 |
| MS-692103 Paved · Power at road | 3.2 | Jul 27, 2026 | $23,000 | 7,169 | 5,007 | 3.4 mi | 75 |
| MS-504554 Gravel · Off grid | 19.0 | Jul 27, 2026 | $83,500 | 4,407 | 4,838 | 2.8 mi | 74 |
| MS-453813 Gravel · Full utilities | 11.1 | Jul 27, 2025 | $69,500 | 6,269 | 4,723 | 5.6 mi | 72 |
| MS-893700 Landlocked · Power at road | 10.2 | Oct 6, 2024 | $26,500 | 2,600 | 3,604 | 7.9 mi | 71 |
| MS-434524 Gravel · Power at road | 18.6 | Feb 21, 2026 | $74,700 | 4,025 | 3,813 | 8.6 mi | 69 |
| MS-264363 Gravel · Full utilities | 16.5 | Jun 15, 2025 | $108,200 | 6,551 | 5,159 | 2.6 mi | 68 |
| MS-572189 Dirt · Full utilities | 3.4 | Apr 5, 2025 | $11,700 | 3,416 | 2,837 | 7.0 mi | 64 |
| MS-141901 Landlocked · Power at road | 2.8 | Sep 13, 2025 | $7,200 | 2,611 | 3,266 | 7.8 mi | 63 |
Show adjustment detail for the top comp
- Tract size (5.3 ac → 8.2 ac)-2.5%
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.