MS-354162
3905 County Road 180
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
871 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 $24,730 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-473498 Dirt · Full utilities | 8.8 | Jul 27, 2026 | $39,200 | 4,446 | 2,977 | 3.0 mi | 82 |
| MS-214558 Gravel · Off grid | 19.0 | Mar 21, 2026 | $73,500 | 3,867 | 3,494 | 5.4 mi | 79 |
| MS-964595 Dirt · Off grid | 19.5 | Dec 6, 2025 | $53,300 | 2,727 | 2,909 | 9.4 mi | 77 |
| MS-333906 Dirt · Off grid | 11.9 | Nov 10, 2024 | $23,200 | 1,957 | 2,064 | 6.1 mi | 76 |
| MS-494028 Landlocked · Off grid | 12.9 | Nov 12, 2024 | $38,000 | 2,933 | 3,945 | 5.0 mi | 75 |
| MS-983092 Paved · Power at road | 6.6 | Feb 21, 2026 | $27,300 | 4,152 | 2,468 | 1.1 mi | 72 |
| MS-825519 Paved · Power at road | 38.1 | Jul 27, 2026 | $141,000 | 3,696 | 2,634 | 4.6 mi | 71 |
| MS-353185 Dirt · Power at road | 7.0 | Sep 6, 2024 | $19,200 | 2,736 | 2,376 | 4.4 mi | 70 |
| MS-653924 Landlocked · Full utilities | 12.0 | Jun 30, 2024 | $34,700 | 2,889 | 2,727 | 5.7 mi | 70 |
| MS-995132 Paved · Full utilities | 28.8 | Aug 6, 2025 | $134,500 | 4,666 | 2,707 | 5.4 mi | 67 |
Show adjustment detail for the top comp
- Tract size (8.82 ac → 14.27 ac)-4.1%
- Utilities (Full utilities → Off grid)-30.3%
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.