MS-842858
5281 County Road 196
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
386 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $15,773 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-953139 Dirt · Power at road | 6.8 | Jul 27, 2026 | $15,700 | 2,308 | 2,728 | 2.0 mi | 89 |
| MS-642627 Paved · Power at road | 4.7 | Jul 27, 2026 | $19,300 | 4,105 | 3,469 | 11.4 mi | 82 |
| MS-972510 Dirt · Power at road | 4.3 | Jul 27, 2026 | $14,200 | 3,305 | 3,819 | 6.8 mi | 80 |
| MS-522401 Dirt · Power at road | 4.0 | Jul 27, 2026 | $12,000 | 3,019 | 3,478 | 8.1 mi | 78 |
| MS-623221 Gravel · Power at road | 7.2 | Feb 4, 2026 | $24,300 | 3,359 | 3,495 | 8.1 mi | 75 |
| MS-942017 Dirt · Off grid | 3.0 | Nov 28, 2025 | $8,500 | 2,823 | 3,896 | 2.0 mi | 74 |
| MS-292151 Dirt · Power at road | 3.3 | May 15, 2026 | $11,200 | 3,352 | 3,870 | 8.3 mi | 73 |
| MS-581554 Dirt · Off grid | 2.2 | Jul 27, 2026 | $5,900 | 2,752 | 3,665 | 7.0 mi | 72 |
| MS-322273 Dirt · Off grid | 3.6 | Oct 31, 2025 | $9,900 | 2,714 | 3,780 | 13.2 mi | 70 |
| MS-501787 Landlocked · Full utilities | 2.5 | Jun 8, 2025 | $7,700 | 3,008 | 3,712 | 9.8 mi | 66 |
Show adjustment detail for the top comp
- Tract size (6.8 ac → 5.55 ac)+1.1%
- Access (Dirt → Paved)+37.2%
- Utilities (Power at road → Off grid)-15.0%
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.