MS-868107
6435 County Road 166
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.
Holmes County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Holmes 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 7 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 $123,454 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-248078 Landlocked · Full utilities | 243.5 | Aug 8, 2025 | $321,300 | 1,320 | 1,121 | 2.9 mi | 82 |
| MS-267747 Gravel · Full utilities | 191.6 | May 14, 2025 | $447,100 | 2,333 | 1,272 | 2.2 mi | 79 |
| MS-965592 Landlocked · Off grid | 40.2 | Jul 27, 2026 | $50,500 | 1,255 | 952 | 7.0 mi | 70 |
| MS-239198 Paved · Power at road | 548.2 | Dec 9, 2025 | $951,200 | 1,735 | 1,299 | 8.0 mi | 69 |
| MS-895542 Dirt · Off grid | 38.8 | Mar 31, 2024 | $70,100 | 1,806 | 1,181 | 4.6 mi | 56 |
| MS-996482 Paved · Full utilities | 76.6 | Jan 9, 2025 | $335,600 | 4,379 | 1,623 | 10.3 mi | 56 |
| MS-115379 Landlocked · Full utilities | 34.5 | May 16, 2025 | $75,300 | 2,185 | 1,180 | 9.8 mi | 54 |
Show adjustment detail for the top comp
- Tract size (243.52 ac → 248.69 ac)-0.6%
- Utilities (Full utilities → Power at road)-18.0%
- 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.