MS-453135
6606 County Road 116
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.
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.
Moderate flood hazard on part of the tract.
307 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 7 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 $12,745 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-542722 Gravel · Off grid | 5.0 | Jan 4, 2026 | $17,200 | 3,429 | 2,978 | 6.8 mi | 76 |
| MS-482563 Dirt · Full utilities | 4.5 | Feb 18, 2025 | $22,700 | 5,061 | 3,670 | 4.3 mi | 76 |
| MS-994990 Dirt · Power at road | 26.0 | Jul 27, 2026 | $111,500 | 4,289 | 4,180 | 5.9 mi | 71 |
| MS-823962 Landlocked · Off grid | 12.3 | Jun 1, 2025 | $48,500 | 3,930 | 5,463 | 3.0 mi | 70 |
| MS-455346 Dirt · Full utilities | 33.6 | May 21, 2026 | $99,100 | 2,944 | 2,469 | 4.8 mi | 67 |
| MS-364896 Dirt · Off grid | 24.3 | Mar 25, 2025 | $59,300 | 2,443 | 2,930 | 5.3 mi | 63 |
| MS-480974 Gravel · Off grid | 1.4 | May 30, 2024 | $5,400 | 3,816 | 3,410 | 9.7 mi | 58 |
Show adjustment detail for the top comp
- Tract size (5.03 ac → 6.78 ac)-1.5%
- Access (Gravel → Dirt)-14.0%
- Market time (7 mo)+2.6%
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.