MS-585951
188 County Road 399
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Lauderdale County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Lauderdale market data →Step 1 · Is this a deal?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,485 ft of deeded road frontage.
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 10 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 $42,242 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-445741 Dirt · Off grid | 44.8 | Jul 10, 2026 | $81,000 | 1,808 | 2,417 | 3.6 mi | 85 |
| MS-625721 Paved · Full utilities | 44.2 | Jun 17, 2026 | $257,200 | 5,825 | 3,954 | 5.9 mi | 84 |
| MS-996605 Gravel · Power at road | 83.8 | Jul 27, 2026 | $244,300 | 2,916 | 3,253 | 6.0 mi | 82 |
| MS-316722 Gravel · Off grid | 91.2 | Jul 27, 2026 | $201,800 | 2,213 | 2,963 | 2.5 mi | 80 |
| MS-674682 Landlocked · Off grid | 20.8 | Jul 27, 2026 | $60,200 | 2,895 | 4,316 | 2.9 mi | 75 |
| MS-366307 Dirt · Off grid | 67.5 | May 20, 2024 | $112,400 | 1,665 | 2,640 | 3.6 mi | 71 |
| MS-474816 Dirt · Power at road | 22.9 | Aug 24, 2025 | $65,200 | 2,843 | 2,999 | 6.9 mi | 69 |
| MS-956655 Gravel · Power at road | 86.9 | Aug 7, 2025 | $205,900 | 2,371 | 2,776 | 5.0 mi | 69 |
| MS-774793 Dirt · Power at road | 22.5 | Mar 23, 2025 | $70,700 | 3,138 | 3,358 | 2.6 mi | 65 |
| MS-484953 Dirt · Full utilities | 25.3 | Jul 5, 2024 | $101,500 | 4,010 | 3,678 | 6.6 mi | 61 |
Show adjustment detail for the top comp
- Tract size (44.8 ac → 52.16 ac)-3.0%
- Access (Dirt → Paved)+37.2%
- Market time (1 mo)+0.4%
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.