MS-942017
6596 County Road 105
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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.
186 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 $3,184 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-581554 Dirt · Off grid | 2.2 | Jul 27, 2026 | $5,900 | 2,752 | 2,735 | 5.0 mi | 84 |
| MS-292151 Dirt · Power at road | 3.3 | May 15, 2026 | $11,200 | 3,352 | 2,888 | 6.5 mi | 84 |
| MS-522401 Dirt · Power at road | 4.0 | Jul 27, 2026 | $12,000 | 3,019 | 2,596 | 6.1 mi | 83 |
| MS-972510 Dirt · Power at road | 4.3 | Jul 27, 2026 | $14,200 | 3,305 | 2,850 | 6.0 mi | 82 |
| MS-971417 Dirt · Off grid | 1.9 | Sep 21, 2025 | $6,000 | 3,059 | 3,141 | 5.1 mi | 80 |
| MS-953139 Dirt · Power at road | 6.8 | Jul 27, 2026 | $15,700 | 2,308 | 2,036 | 2.1 mi | 78 |
| MS-322273 Dirt · Off grid | 3.6 | Oct 31, 2025 | $9,900 | 2,714 | 2,821 | 11.2 mi | 77 |
| MS-642627 Paved · Power at road | 4.7 | Jul 27, 2026 | $19,300 | 4,105 | 2,589 | 9.5 mi | 75 |
| MS-811559 Gravel · Off grid | 2.2 | Jun 8, 2025 | $7,000 | 3,221 | 2,884 | 3.5 mi | 74 |
| MS-501787 Landlocked · Full utilities | 2.5 | Jun 8, 2025 | $7,700 | 3,008 | 2,770 | 8.8 mi | 72 |
Show adjustment detail for the top comp
- Tract size (2.16 ac → 3.02 ac)-0.8%
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.