MS-807646
3739 County Road 218
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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?
3 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.
1,393 ft of deeded road frontage.
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 $125,850 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-578238 Gravel · Off grid | 273.4 | Mar 3, 2026 | $315,600 | 1,154 | 1,141 | 4.8 mi | 81 |
| MS-697400 Landlocked · Power at road | 149.0 | Nov 23, 2025 | $171,200 | 1,149 | 1,213 | 5.7 mi | 76 |
| MS-578047 Dirt · Power at road | 238.1 | Feb 22, 2025 | $480,200 | 2,017 | 1,974 | 7.5 mi | 72 |
| MS-306471 Dirt · Power at road | 76.0 | Mar 30, 2025 | $168,800 | 2,220 | 1,609 | 2.2 mi | 68 |
| MS-266449 Gravel · Off grid | 74.8 | May 15, 2025 | $142,200 | 1,901 | 1,382 | 5.0 mi | 65 |
| MS-796325 Paved · Full utilities | 68.4 | Jul 30, 2025 | $174,100 | 2,546 | 1,062 | 3.0 mi | 65 |
| MS-199113 Dirt · Full utilities | 515.4 | Feb 18, 2025 | $605,500 | 1,175 | 1,184 | 11.1 mi | 64 |
| MS-556701 Gravel · Off grid | 89.8 | Feb 24, 2025 | $129,800 | 1,445 | 1,106 | 9.7 mi | 64 |
| MS-409318 Gravel · Off grid | 597.9 | Jul 1, 2025 | $611,100 | 1,022 | 1,311 | 3.4 mi | 64 |
| MS-516966 Landlocked · Power at road | 108.8 | Feb 22, 2025 | $114,900 | 1,056 | 1,059 | 11.2 mi | 64 |
Show adjustment detail for the top comp
- Tract size (273.45 ac → 178.09 ac)+12.8%
- Access (Gravel → Dirt)-14.0%
- Market time (5 mo)+1.9%
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.