Jones County, MS · Sold

MS-364896

6165 County Road 106

$64,300

$2,647/ac · 24.29 ac

Offer report Market this tract

Acreage24.29 ac

Price per acre$2,647/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedJan 26, 2025

Coordinates31.6153, -89.2711

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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

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?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands9.0% of tract

Little to no mapped wetland coverage.

Average slope2.1%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,199 ft of deeded road frontage.

Power2,140 ft away

Service extension needed; get a utility quote.

Buildable area21.00 of 24.29 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$72,080

$51,898 – $92,263 · $2,967/ac on 24.29 ac

Asking vs estimate

-10.8%

Priced below 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 $64,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$41,189

$1,696/ac · +30.0% target margin

You need $23,111 off asking to hit this margin.

All-in cost$44,690

Net resale$66,314

Projected profit$21,624

ROI+48.4%

Annualized+69.2%

Break-even resale$2,000/ac

Profit if resale lands off target

-20%

$8,361

-10%

$14,992

$21,624

+10%

$28,255

+20%

$34,886

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-455346 Dirt · Full utilities	33.6	May 21, 2026	$99,100	2,944	2,180	0.5 mi	89
MS-994990 Dirt · Power at road	26.0	Jul 27, 2026	$111,500	4,289	3,690	6.3 mi	87
MS-946568 Gravel · Off grid	81.6	Jul 27, 2026	$160,600	1,969	2,137	7.1 mi	70
MS-823962 Landlocked · Off grid	12.3	Jun 1, 2025	$48,500	3,930	4,823	8.2 mi	66
MS-806259 Landlocked · Power at road	65.2	Aug 25, 2025	$98,100	1,504	2,015	6.3 mi	63
MS-286292 Paved · Power at road	66.8	Jul 29, 2025	$266,700	3,994	3,108	5.7 mi	63
MS-916546 Landlocked · Power at road	80.3	Oct 15, 2024	$158,300	1,972	2,864	5.0 mi	58

Show adjustment detail for the top comp

Tract size (33.65 ac → 24.29 ac)+5.2%
Utilities (Full utilities → Off grid)-30.3%
Market time (3 mo)+1.0%

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