MS-438749
1588 County Road 194
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Jackson County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Jackson 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.
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 6 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 $211,731 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-168600 Gravel · Off grid | 355.4 | Jul 27, 2026 | $554,200 | 1,559 | 1,211 | 5.3 mi | 88 |
| MS-949668 Dirt · Power at road | 770.5 | Jul 27, 2026 | $521,800 | 677 | 657 | 13.3 mi | 72 |
| MS-689453 Gravel · Full utilities | 659.4 | Nov 22, 2025 | $684,800 | 1,039 | 696 | 4.6 mi | 71 |
| MS-297660 Dirt · Off grid | 179.9 | Oct 10, 2024 | $261,800 | 1,455 | 1,163 | 3.2 mi | 68 |
| MS-939035 Paved · Power at road | 487.1 | Sep 9, 2024 | $508,700 | 1,044 | 692 | 14.1 mi | 67 |
| MS-458210 Paved · Off grid | 268.0 | Feb 2, 2025 | $359,200 | 1,340 | 863 | 8.4 mi | 67 |
Show adjustment detail for the top comp
- Tract size (355.44 ac → 395.95 ac)-3.1%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Power at road)+17.6%
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.