Choctaw County, AL · Sold

AL-889160

8223 County Road 24

$659,600

$1,732/ac · 381 ac

Offer report Market this tract

Acreage381 ac

Price per acre$1,732/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyMixed

ListedNov 23, 2024

Coordinates32.0465, -88.1834

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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

Choctaw County, Alabama. Timber tracts and hunting land across the Black Belt and Appalachian foothills.

View Choctaw market data →

Step 1 · Is this a deal?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands16.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope6.7%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

4,461 ft of deeded road frontage.

Power110 ft away

Power at or near the road.

Buildable area303.24 of 380.91 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$841,767

$637,158 – $1,046,377 · $2,210/ac on 381 ac

Asking vs estimate

-21.6%

Priced below 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 $659,600

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$481,010

$1,263/ac · +30.0% target margin

You need $178,590 off asking to hit this margin.

All-in cost$521,896

Net resale$774,426

Projected profit$252,530

ROI+48.4%

Annualized+69.2%

Break-even resale$1,489/ac

Profit if resale lands off target

-20%

$97,645

-10%

$175,087

$252,530

+10%

$329,973

+20%

$407,415

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
AL-659672 Dirt · Off grid	552.0	Mar 14, 2026	$610,300	1,106	1,480	3.7 mi	80
AL-489566 Gravel · Off grid	511.2	Apr 12, 2026	$1,369,700	2,680	3,004	2.3 mi	80
AL-137827 Dirt · Off grid	145.0	Jul 27, 2026	$366,900	2,530	2,270	1.8 mi	76
AL-447625 Paved · Off grid	125.3	Jul 27, 2026	$348,600	2,783	1,751	2.7 mi	71
AL-707907 Paved · Full utilities	153.7	Jul 27, 2026	$617,600	4,019	1,859	6.9 mi	71
AL-218294 Dirt · Power at road	203.4	Sep 3, 2025	$524,400	2,578	2,237	12.3 mi	69
AL-269848 Paved · Off grid	627.0	Apr 1, 2025	$1,721,400	2,745	2,893	5.0 mi	68

Show adjustment detail for the top comp

Tract size (551.96 ac → 380.91 ac)+11.8%
Utilities (Off grid → Power at road)+17.6%
Market time (5 mo)+1.8%

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