MS-918422
2182 County Road 129
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Madison County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Madison 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.
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 8 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 $199,556 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-318299 Landlocked · Off grid | 285.8 | May 27, 2026 | $222,000 | 777 | 1,136 | 4.3 mi | 83 |
| MS-909376 Dirt · Power at road | 623.6 | May 7, 2025 | $646,600 | 1,037 | 1,343 | 7.9 mi | 73 |
| MS-779056 Paved · Off grid | 494.6 | Sep 2, 2024 | $628,000 | 1,270 | 1,350 | 2.5 mi | 72 |
| MS-979308 Paved · Off grid | 593.6 | Jul 20, 2025 | $847,700 | 1,428 | 1,550 | 4.7 mi | 72 |
| MS-949540 Gravel · Full utilities | 702.3 | Jul 27, 2026 | $1,611,400 | 2,294 | 2,067 | 8.2 mi | 71 |
| MS-457281 Dirt · Off grid | 136.7 | Nov 17, 2025 | $218,900 | 1,601 | 1,543 | 6.5 mi | 69 |
| MS-969503 Dirt · Off grid | 683.7 | Mar 1, 2024 | $581,100 | 850 | 1,395 | 7.0 mi | 62 |
| MS-856835 Landlocked · Off grid | 99.0 | Dec 1, 2025 | $171,200 | 1,730 | 1,939 | 9.3 mi | 61 |
Show adjustment detail for the top comp
- Tract size (285.8 ac → 312.44 ac)-2.6%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Off grid → Power at road)+17.6%
- Market time (3 mo)+0.9%
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.