MS-824843
7195 County Road 38
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Clarke County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Clarke market data →Step 1 · Is this a deal?
4 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.
549 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $41,961 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-825519 Paved · Power at road | 38.1 | Jul 27, 2026 | $141,000 | 3,696 | 2,885 | 7.1 mi | 81 |
| MS-214558 Gravel · Off grid | 19.0 | Mar 21, 2026 | $73,500 | 3,867 | 3,826 | 11.0 mi | 80 |
| MS-964595 Dirt · Off grid | 19.5 | Dec 6, 2025 | $53,300 | 2,727 | 3,186 | 10.4 mi | 76 |
| MS-995132 Paved · Full utilities | 28.8 | Aug 6, 2025 | $134,500 | 4,666 | 2,964 | 6.5 mi | 73 |
| MS-473498 Dirt · Full utilities | 8.8 | Jul 27, 2026 | $39,200 | 4,446 | 3,260 | 13.1 mi | 71 |
| MS-354162 Dirt · Off grid | 14.3 | Aug 24, 2025 | $48,800 | 3,420 | 3,900 | 10.8 mi | 68 |
| MS-494028 Landlocked · Off grid | 12.9 | Nov 12, 2024 | $38,000 | 2,933 | 4,320 | 6.1 mi | 67 |
| MS-333906 Dirt · Off grid | 11.9 | Nov 10, 2024 | $23,200 | 1,957 | 2,261 | 5.3 mi | 65 |
| MS-983374 Paved · Off grid | 8.1 | Nov 8, 2024 | $36,200 | 4,496 | 3,673 | 5.6 mi | 61 |
| MS-653924 Landlocked · Full utilities | 12.0 | Jun 30, 2024 | $34,700 | 2,889 | 2,987 | 16.1 mi | 57 |
Show adjustment detail for the top comp
- Tract size (38.15 ac → 23.38 ac)+8.1%
- Access (Paved → Gravel)-15.3%
- Utilities (Power at road → Off grid)-15.0%
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.