MS-199754
6340 County Road 234
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
6,433 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 5 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 $392,619 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-409624 Dirt · Off grid | 746.3 | Oct 21, 2025 | $395,000 | 529 | 858 | 10.4 mi | 75 |
| MS-589992 Gravel · Full utilities | 974.3 | Mar 9, 2025 | $1,525,900 | 1,566 | 1,694 | 3.5 mi | 74 |
| MS-668377 Landlocked · Power at road | 302.4 | Jul 27, 2026 | $283,300 | 937 | 1,206 | 11.2 mi | 69 |
| MS-118452 Dirt · Power at road | 319.3 | Sep 3, 2025 | $486,300 | 1,523 | 1,635 | 14.4 mi | 61 |
| MS-698567 Gravel · Off grid | 347.1 | Jun 9, 2024 | $365,400 | 1,053 | 1,230 | 11.5 mi | 56 |
Show adjustment detail for the top comp
- Tract size (746.33 ac → 820.03 ac)-2.9%
- Access (Dirt → Paved)+37.2%
- Utilities (Off grid → Power at road)+17.6%
- Market time (10 mo)+3.4%
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.