MS-823962
6579 County Road 71
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Jones County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Jones market data →Step 1 · Is this a deal?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
No legal access of record — resale is severely limited.
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 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 $29,208 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-994990 Dirt · Power at road | 26.0 | Jul 27, 2026 | $111,500 | 4,289 | 3,159 | 7.9 mi | 77 |
| MS-453135 Dirt · Off grid | 6.8 | May 27, 2025 | $25,800 | 3,804 | 3,023 | 3.0 mi | 70 |
| MS-455346 Dirt · Full utilities | 33.6 | May 21, 2026 | $99,100 | 2,944 | 1,866 | 7.8 mi | 67 |
| MS-542722 Gravel · Off grid | 5.0 | Jan 4, 2026 | $17,200 | 3,429 | 2,251 | 9.8 mi | 66 |
| MS-364896 Dirt · Off grid | 24.3 | Mar 25, 2025 | $59,300 | 2,443 | 2,214 | 8.2 mi | 65 |
| MS-482563 Dirt · Full utilities | 4.5 | Feb 18, 2025 | $22,700 | 5,061 | 2,774 | 7.3 mi | 60 |
Show adjustment detail for the top comp
- Tract size (26 ac → 12.35 ac)+9.4%
- Access (Dirt → Landlocked)-20.9%
- 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.