Copiah County, MS · Sold

MS-731270

447 County Road 304

$4,700

$2,670/ac · 1.76 ac

Offer report Market this tract

Acreage1.76 ac

Price per acre$2,670/ac

ZoningUnzoned

Road accessDirt

UtilitiesPower at road

TopographyRolling

ListedMar 30, 2025

Coordinates31.8444, -90.3839

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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

3 items to verify before you offer.

Risk index

Low risk

Wetlands16.5% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.7%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

324 ft of deeded road frontage.

Power237 ft away

Power at or near the road.

Buildable area1.40 of 1.76 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$4,132

$3,090 – $5,174 · $2,348/ac on 1.76 ac

Asking vs estimate

+13.7%

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 $4,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$2,361

$1,342/ac · +30.0% target margin

You need $2,339 off asking to hit this margin.

All-in cost$2,562

Net resale$3,802

Projected profit$1,240

ROI+48.4%

Annualized+69.3%

Break-even resale$1,582/ac

Profit if resale lands off target

-20%

$480

-10%

$860

$1,240

+10%

$1,620

+20%

$2,000

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-870396 Dirt · Power at road	0.9	Jul 11, 2026	$2,100	2,237	2,228	8.4 mi	82
MS-211074 Landlocked · Full utilities	1.5	Feb 3, 2026	$2,700	1,805	1,908	3.9 mi	80
MS-121763 Dirt · Off grid	2.5	Dec 19, 2025	$6,100	2,434	2,965	1.0 mi	80
MS-831730 Gravel · Full utilities	2.5	Jul 27, 2026	$10,200	4,165	2,962	7.3 mi	78
MS-740271 Gravel · Power at road	0.8	May 11, 2026	$1,700	1,970	1,697	8.0 mi	77
MS-912530 Landlocked · Power at road	4.4	Jul 27, 2026	$7,100	1,612	2,095	7.0 mi	77
MS-322111 Dirt · Power at road	3.2	Sep 25, 2024	$6,800	2,093	2,292	1.3 mi	71
MS-372527 Gravel · Off grid	4.4	Jul 27, 2026	$7,000	1,592	1,656	6.5 mi	71
MS-360747 Paved · Power at road	1.2	Jul 23, 2024	$5,500	4,577	3,605	2.4 mi	71
MS-370230 Paved · Full utilities	0.8	Aug 1, 2025	$2,800	3,372	2,082	2.0 mi	68

Show adjustment detail for the top comp

Tract size (0.93 ac → 1.76 ac)-0.8%
Market time (1 mo)+0.4%

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