Copiah County, MS · Sold

MS-740271

3791 County Road 202

$1,700

$2,000/ac · 0.85 ac

Offer report Market this tract

Acreage0.85 ac

Price per acre$2,000/ac

ZoningUnzoned

Road accessGravel

UtilitiesPower at road

TopographyRolling

ListedJan 1, 2026

Coordinates31.7794, -90.4977

Loading terrain…

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

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands2.8% of tract

Little to no mapped wetland coverage.

Average slope7.8%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

186 ft of deeded road frontage.

Power94 ft away

Power at or near the road.

Buildable area0.78 of 0.85 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$2,624

$2,109 – $3,139 · $3,088/ac on 0.85 ac

Asking vs estimate

-35.2%

Priced below the comp set

Weighted from 8 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 $1,700

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,500

$1,764/ac · +30.0% target margin

You need $200 off asking to hit this margin.

All-in cost$1,628

Net resale$2,414

Projected profit$787

ROI+48.4%

Annualized+69.2%

Break-even resale$2,081/ac

Profit if resale lands off target

-20%

$304

-10%

$546

$787

+10%

$1,028

+20%

$1,270

Comparable sales8 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	2,614	11.0 mi	87
MS-650363 Paved · Power at road	0.9	Feb 17, 2025	$3,300	3,640	3,280	7.3 mi	76
MS-370230 Paved · Full utilities	0.8	Aug 1, 2025	$2,800	3,372	2,444	10.0 mi	75
MS-831730 Gravel · Full utilities	2.5	Jul 27, 2026	$10,200	4,165	3,477	6.7 mi	72
MS-211074 Landlocked · Full utilities	1.5	Feb 3, 2026	$2,700	1,805	2,239	7.8 mi	71
MS-731270 Dirt · Power at road	1.8	May 6, 2025	$4,500	2,548	3,150	8.0 mi	70
MS-360747 Paved · Power at road	1.2	Jul 23, 2024	$5,500	4,577	4,231	7.9 mi	68
MS-121763 Dirt · Off grid	2.5	Dec 19, 2025	$6,100	2,434	3,480	7.6 mi	63

Show adjustment detail for the top comp

Access (Dirt → Gravel)+16.3%
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