MS-409624
1418 County Road 109
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
6,650 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $53,021 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-668377 Landlocked · Power at road | 302.4 | Jul 27, 2026 | $283,300 | 937 | 769 | 4.1 mi | 73 |
| MS-199754 Paved · Power at road | 820.0 | Jun 20, 2025 | $1,035,800 | 1,263 | 845 | 10.4 mi | 73 |
| MS-589992 Gravel · Full utilities | 974.3 | Mar 9, 2025 | $1,525,900 | 1,566 | 1,080 | 7.4 mi | 70 |
| MS-118452 Dirt · Power at road | 319.3 | Sep 3, 2025 | $486,300 | 1,523 | 1,043 | 4.5 mi | 68 |
| MS-698567 Gravel · Off grid | 347.1 | Jun 9, 2024 | $365,400 | 1,053 | 785 | 1.1 mi | 66 |
Show adjustment detail for the top comp
- Tract size (302.42 ac → 746.33 ac)-23.8%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Power at road → Off grid)-15.0%
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.