MS-869216
3985 County Road 171
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
4,125 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 6 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 $477,536 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-759349 Landlocked · Full utilities | 611.5 | Jul 27, 2026 | $909,500 | 1,487 | 2,257 | 9.3 mi | 83 |
| MS-289887 Dirt · Full utilities | 903.0 | Jun 4, 2024 | $1,356,200 | 1,502 | 2,215 | 5.5 mi | 71 |
| MS-298461 Gravel · Power at road | 321.4 | Sep 29, 2024 | $710,900 | 2,212 | 2,473 | 4.8 mi | 68 |
| MS-309744 Dirt · Off grid | 814.1 | Jun 21, 2024 | $1,167,900 | 1,435 | 2,935 | 8.9 mi | 64 |
| MS-377693 Gravel · Power at road | 184.3 | Aug 18, 2025 | $499,400 | 2,710 | 2,497 | 7.3 mi | 64 |
| MS-779974 Dirt · Power at road | 961.7 | Feb 8, 2024 | $1,306,400 | 1,358 | 2,523 | 7.1 mi | 62 |
Show adjustment detail for the top comp
- Tract size (611.52 ac → 555.35 ac)+3.0%
- Access (Landlocked → Gravel)+47.1%
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.