Jackson County, MS · Sold

MS-168600

8596 County Road 191

$536,500

$1,509/ac · 355 ac

Offer report Market this tract

Acreage355 ac

Price per acre$1,509/ac

ZoningAgricultural

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedDec 4, 2025

Coordinates30.4508, -88.5679

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County GIS boundary

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.

County market

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?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands2.1% of tract

Little to no mapped wetland coverage.

Average slope8.2%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,588 ft of deeded road frontage.

Power7,460 ft away

A long utility run — price in solar/off-grid instead.

Buildable area330.58 of 355.44 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$381,975

$296,047 – $467,903 · $1,075/ac on 355 ac

Asking vs estimate

+40.5%

Priced above the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $536,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$218,271

$614/ac · +30.0% target margin

You need $318,229 off asking to hit this margin.

All-in cost$236,824

Net resale$351,417

Projected profit$114,593

ROI+48.4%

Annualized+69.3%

Break-even resale$724/ac

Profit if resale lands off target

-20%

$44,309

-10%

$79,451

$114,593

+10%

$149,735

+20%

$184,876

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-438749 Landlocked · Power at road	395.9	Jul 27, 2026	$409,500	1,034	1,338	5.3 mi	88
MS-689453 Gravel · Full utilities	659.4	Nov 22, 2025	$684,800	1,039	898	1.2 mi	76
MS-458210 Paved · Off grid	268.0	Feb 2, 2025	$359,200	1,340	1,113	3.3 mi	74
MS-876950 Gravel · Off grid	107.6	Jul 27, 2026	$130,200	1,210	872	5.0 mi	74
MS-949668 Dirt · Power at road	770.5	Jul 27, 2026	$521,800	677	848	8.3 mi	72
MS-297660 Dirt · Off grid	179.9	Oct 10, 2024	$261,800	1,455	1,501	2.7 mi	71
MS-939035 Paved · Power at road	487.1	Sep 9, 2024	$508,700	1,044	893	10.3 mi	65

Show adjustment detail for the top comp

Tract size (395.95 ac → 355.44 ac)+3.2%
Access (Landlocked → Gravel)+47.1%
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.

Build the listing kit Post a deal or JV