MS-668377
7245 County Road 204
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.
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.
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 6 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 $121,232 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-118452 Dirt · Power at road | 319.3 | Sep 3, 2025 | $486,300 | 1,523 | 1,272 | 7.5 mi | 79 |
| MS-698567 Gravel · Off grid | 347.1 | Jun 9, 2024 | $365,400 | 1,053 | 958 | 4.0 mi | 71 |
| MS-527736 Gravel · Power at road | 190.1 | Oct 22, 2024 | $233,600 | 1,229 | 788 | 6.8 mi | 67 |
| MS-409624 Dirt · Off grid | 746.3 | Oct 21, 2025 | $395,000 | 529 | 668 | 4.1 mi | 66 |
| MS-199754 Paved · Power at road | 820.0 | Jun 20, 2025 | $1,035,800 | 1,263 | 1,031 | 11.2 mi | 61 |
| MS-589992 Gravel · Full utilities | 974.3 | Mar 9, 2025 | $1,525,900 | 1,566 | 1,319 | 7.6 mi | 58 |
Show adjustment detail for the top comp
- Tract size (319.3 ac → 302.42 ac)+1.6%
- Access (Dirt → Landlocked)-20.9%
- Market time (11 mo)+4.0%
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.