MS-613715
8805 County Road 111
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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?
4 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.
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 9 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 $8,834 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-912530 Landlocked · Power at road | 4.4 | Jul 27, 2026 | $7,100 | 1,612 | 1,535 | 10.2 mi | 79 |
| MS-103293 Paved · Power at road | 7.6 | Jul 27, 2026 | $18,600 | 2,438 | 1,377 | 12.1 mi | 78 |
| MS-864888 Landlocked · Power at road | 24.1 | Jun 16, 2026 | $46,400 | 1,922 | 2,127 | 9.7 mi | 73 |
| MS-274917 Dirt · Power at road | 24.7 | Jul 27, 2026 | $42,900 | 1,741 | 1,521 | 8.3 mi | 72 |
| MS-343487 Dirt · Full utilities | 8.8 | Aug 12, 2025 | $19,500 | 2,225 | 1,484 | 12.4 mi | 71 |
| MS-372527 Gravel · Off grid | 4.4 | Jul 27, 2026 | $7,000 | 1,592 | 1,213 | 7.8 mi | 71 |
| MS-345414 Dirt · Power at road | 35.4 | Aug 19, 2024 | $71,100 | 2,012 | 2,012 | 5.8 mi | 58 |
| MS-322111 Dirt · Power at road | 3.2 | Sep 25, 2024 | $6,800 | 2,093 | 1,679 | 11.4 mi | 56 |
| MS-992152 Paved · Power at road | 3.3 | Dec 3, 2023 | $8,800 | 2,652 | 1,601 | 12.5 mi | 53 |
Show adjustment detail for the top comp
- Tract size (4.38 ac → 10.32 ac)-5.0%
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.