Copiah County, MS · Sold

MS-121763

4269 County Road 240

$6,500

$2,590/ac · 2.51 ac

Offer report Market this tract

Acreage2.51 ac

Price per acre$2,590/ac

ZoningMixed Use

Road accessDirt

UtilitiesOff grid

TopographyWooded

ListedFeb 5, 2025

Coordinates31.8508, -90.3995

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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

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?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands9.2% of tract

Little to no mapped wetland coverage.

Average slope2.4%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

189 ft of deeded road frontage.

Power9,546 ft away

A long utility run — price in solar/off-grid instead.

Buildable area2.17 of 2.51 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$4,602

$3,747 – $5,457 · $1,834/ac on 2.51 ac

Asking vs estimate

+41.2%

Priced above the comp set

Weighted from 10 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 $6,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$2,630

$1,048/ac · +30.0% target margin

You need $3,870 off asking to hit this margin.

All-in cost$2,854

Net resale$4,234

Projected profit$1,380

ROI+48.4%

Annualized+69.2%

Break-even resale$1,236/ac

Profit if resale lands off target

-20%

$534

-10%

$957

$1,380

+10%

$1,804

+20%

$2,227

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-831730 Gravel · Full utilities	2.5	Jul 27, 2026	$10,200	4,165	2,499	6.3 mi	85
MS-372527 Gravel · Off grid	4.4	Jul 27, 2026	$7,000	1,592	1,397	6.1 mi	78
MS-211074 Landlocked · Full utilities	1.5	Feb 3, 2026	$2,700	1,805	1,610	4.7 mi	78
MS-912530 Landlocked · Power at road	4.4	Jul 27, 2026	$7,100	1,612	1,768	6.3 mi	76
MS-731270 Dirt · Power at road	1.8	May 6, 2025	$4,500	2,548	2,265	1.0 mi	76
MS-322111 Dirt · Power at road	3.2	Sep 25, 2024	$6,800	2,093	1,933	1.5 mi	75
MS-870396 Dirt · Power at road	0.9	Jul 11, 2026	$2,100	2,237	1,879	7.4 mi	72
MS-103293 Paved · Power at road	7.6	Jul 27, 2026	$18,600	2,438	1,586	3.6 mi	71
MS-992152 Paved · Power at road	3.3	Dec 3, 2023	$8,800	2,652	1,844	6.8 mi	71
MS-740271 Gravel · Power at road	0.8	May 11, 2026	$1,700	1,970	1,432	7.6 mi	66

Show adjustment detail for the top comp

Access (Gravel → Dirt)-14.0%
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.

Build the listing kit Post a deal or JV