MS-446606
8641 County Road 190
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
Access by easement; pull and read the recorded document.
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 $147,314 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-876950 Gravel · Off grid | 107.6 | Jul 27, 2026 | $130,200 | 1,210 | 1,304 | 7.8 mi | 80 |
| MS-466473 Paved · Off grid | 76.1 | Aug 23, 2025 | $174,100 | 2,287 | 1,996 | 4.4 mi | 77 |
| MS-544893 Gravel · Full utilities | 24.2 | Jul 27, 2026 | $55,900 | 2,305 | 1,285 | 5.3 mi | 68 |
| MS-297660 Dirt · Off grid | 179.9 | Oct 10, 2024 | $261,800 | 1,455 | 2,244 | 5.4 mi | 65 |
| MS-458210 Paved · Off grid | 268.0 | Feb 2, 2025 | $359,200 | 1,340 | 1,664 | 4.8 mi | 59 |
| MS-795279 Gravel · Off grid | 32.1 | Oct 7, 2024 | $59,000 | 1,841 | 1,654 | 6.6 mi | 59 |
Show adjustment detail for the top comp
- Tract size (107.56 ac → 83.84 ac)+6.2%
- Access (Gravel → Dirt)-14.0%
- 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.