MS-211074
8973 County Road 165
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Copiah County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Copiah market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
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 $610 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-121763 Dirt · Off grid | 2.5 | Dec 19, 2025 | $6,100 | 2,434 | 2,867 | 4.7 mi | 77 |
| MS-831730 Gravel · Full utilities | 2.5 | Jul 27, 2026 | $10,200 | 4,165 | 2,865 | 10.1 mi | 76 |
| MS-731270 Dirt · Power at road | 1.8 | May 6, 2025 | $4,500 | 2,548 | 2,596 | 3.9 mi | 75 |
| MS-740271 Gravel · Power at road | 0.8 | May 11, 2026 | $1,700 | 1,970 | 1,641 | 7.8 mi | 73 |
| MS-870396 Dirt · Power at road | 0.9 | Jul 11, 2026 | $2,100 | 2,237 | 2,154 | 12.1 mi | 73 |
| MS-360747 Paved · Power at road | 1.2 | Jul 23, 2024 | $5,500 | 4,577 | 3,486 | 1.5 mi | 72 |
| MS-912530 Landlocked · Power at road | 4.4 | Jul 27, 2026 | $7,100 | 1,612 | 2,026 | 7.7 mi | 71 |
| MS-370230 Paved · Full utilities | 0.8 | Aug 1, 2025 | $2,800 | 3,372 | 2,013 | 4.7 mi | 70 |
| MS-650363 Paved · Power at road | 0.9 | Feb 17, 2025 | $3,300 | 3,640 | 2,702 | 10.1 mi | 69 |
| MS-372527 Gravel · Off grid | 4.4 | Jul 27, 2026 | $7,000 | 1,592 | 1,601 | 10.4 mi | 67 |
Show adjustment detail for the top comp
- Tract size (2.51 ac → 1.52 ac)+1.0%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Off grid → Full utilities)+43.5%
- Market time (8 mo)+2.8%
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.