Carroll County, MS · Sold

MS-504554

1974 County Road 385

$88,600

$4,673/ac · 18.96 ac

Offer report Market this tract

Acreage18.96 ac

Price per acre$4,673/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedAug 9, 2025

Coordinates33.4603, -89.8236

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County GIS boundary

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.

County market

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?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands7.5% of tract

Little to no mapped wetland coverage.

Average slope4.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power6,648 ft away

A long utility run — price in solar/off-grid instead.

Buildable area16.66 of 18.96 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$71,324

$58,985 – $83,664 · $3,762/ac on 18.96 ac

Asking vs estimate

+24.2%

Priced above the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $88,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$40,757

$2,150/ac · +30.0% target margin

You need $47,843 off asking to hit this margin.

All-in cost$44,221

Net resale$65,618

Projected profit$21,397

ROI+48.4%

Annualized+69.2%

Break-even resale$2,535/ac

Profit if resale lands off target

-20%

$8,273

-10%

$14,835

$21,397

+10%

$27,959

+20%

$34,521

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-434524 Gravel · Power at road	18.6	Feb 21, 2026	$74,700	4,025	3,500	9.9 mi	80
MS-264363 Gravel · Full utilities	16.5	Jun 15, 2025	$108,200	6,551	4,735	0.2 mi	80
MS-215894 Landlocked · Off grid	50.0	Jan 22, 2026	$74,300	1,484	2,628	3.5 mi	73
MS-773397 Dirt · Power at road	8.2	Jul 27, 2026	$33,000	4,026	3,704	2.8 mi	73
MS-453813 Gravel · Full utilities	11.1	Jul 27, 2025	$69,500	6,269	4,335	2.9 mi	73
MS-545874 Landlocked · Off grid	49.3	Mar 29, 2026	$113,500	2,301	4,035	4.3 mi	70
MS-893700 Landlocked · Power at road	10.2	Oct 6, 2024	$26,500	2,600	3,307	6.0 mi	67

Show adjustment detail for the top comp

Utilities (Power at road → Off grid)-15.0%
Market time (7 mo)+2.6%

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.

Build the listing kit Post a deal or JV