MS-103293
7284 County Road 119
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
558 ft of deeded road frontage.
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 $9,112 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-343487 Dirt · Full utilities | 8.8 | Aug 12, 2025 | $19,500 | 2,225 | 2,634 | 4.1 mi | 81 |
| MS-372527 Gravel · Off grid | 4.4 | Jul 27, 2026 | $7,000 | 1,592 | 2,152 | 5.5 mi | 81 |
| MS-912530 Landlocked · Power at road | 4.4 | Jul 27, 2026 | $7,100 | 1,612 | 2,723 | 9.9 mi | 76 |
| MS-274917 Dirt · Power at road | 24.7 | Jul 27, 2026 | $42,900 | 1,741 | 2,699 | 5.1 mi | 72 |
| MS-864888 Landlocked · Power at road | 24.1 | Jun 16, 2026 | $46,400 | 1,922 | 3,774 | 11.8 mi | 71 |
| MS-322111 Dirt · Power at road | 3.2 | Sep 25, 2024 | $6,800 | 2,093 | 2,979 | 4.2 mi | 68 |
| MS-613715 Landlocked · Power at road | 10.3 | Feb 6, 2025 | $17,000 | 1,644 | 3,103 | 12.1 mi | 68 |
| MS-831730 Gravel · Full utilities | 2.5 | Jul 27, 2026 | $10,200 | 4,165 | 3,851 | 9.5 mi | 67 |
| MS-121763 Dirt · Off grid | 2.5 | Dec 19, 2025 | $6,100 | 2,434 | 3,854 | 3.6 mi | 66 |
| MS-992152 Paved · Power at road | 3.3 | Dec 3, 2023 | $8,800 | 2,652 | 2,841 | 10.2 mi | 61 |
Show adjustment detail for the top comp
- Tract size (8.75 ac → 7.61 ac)+1.0%
- Access (Dirt → Paved)+37.2%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (12 mo)+4.2%
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.