MS-312057
268 County Road 45
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.
Greene County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Greene market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $4,630 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-822250 Dirt · Off grid | 3.6 | Aug 8, 2025 | $10,600 | 2,978 | 4,476 | 9.0 mi | 80 |
| MS-872209 Paved · Full utilities | 3.5 | Dec 15, 2025 | $13,800 | 3,968 | 2,983 | 9.3 mi | 78 |
| MS-652654 Gravel · Off grid | 4.8 | Jul 27, 2026 | $12,000 | 2,502 | 3,145 | 9.3 mi | 76 |
| MS-181801 Paved · Off grid | 2.6 | Sep 1, 2025 | $8,900 | 3,466 | 3,751 | 5.1 mi | 75 |
| MS-872874 Dirt · Power at road | 5.6 | Feb 10, 2026 | $16,100 | 2,865 | 3,654 | 6.6 mi | 74 |
| MS-642364 Paved · Power at road | 3.9 | Sep 11, 2024 | $15,700 | 4,058 | 3,929 | 3.6 mi | 71 |
| MS-862579 Gravel · Power at road | 4.5 | Oct 2, 2025 | $11,200 | 2,469 | 2,721 | 10.0 mi | 69 |
| MS-481607 Gravel · Off grid | 2.2 | Apr 1, 2025 | $4,500 | 1,989 | 2,575 | 7.0 mi | 69 |
| MS-752997 Gravel · Off grid | 6.1 | Sep 1, 2024 | $19,800 | 3,230 | 4,437 | 4.0 mi | 69 |
| MS-651020 Dirt · Off grid | 1.5 | Sep 5, 2024 | $2,800 | 1,914 | 2,924 | 1.0 mi | 68 |
Show adjustment detail for the top comp
- Utilities (Off grid → Full utilities)+43.5%
- Market time (12 mo)+4.3%
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.