MS-969503
2128 County Road 299
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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?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
3,290 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 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 $259,399 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-949540 Gravel · Full utilities | 702.3 | Jul 27, 2026 | $1,611,400 | 2,294 | 1,389 | 10.0 mi | 82 |
| MS-909376 Dirt · Power at road | 623.6 | May 7, 2025 | $646,600 | 1,037 | 903 | 3.0 mi | 79 |
| MS-979308 Paved · Off grid | 593.6 | Jul 20, 2025 | $847,700 | 1,428 | 1,042 | 5.2 mi | 77 |
| MS-918422 Dirt · Power at road | 312.4 | Jul 27, 2026 | $393,700 | 1,260 | 849 | 7.0 mi | 75 |
| MS-779056 Paved · Off grid | 494.6 | Sep 2, 2024 | $628,000 | 1,270 | 907 | 5.5 mi | 70 |
| MS-318299 Landlocked · Off grid | 285.8 | May 27, 2026 | $222,000 | 777 | 764 | 9.9 mi | 70 |
Show adjustment detail for the top comp
- Tract size (702.27 ac → 683.7 ac)+0.8%
- Access (Gravel → Dirt)-14.0%
- Utilities (Full utilities → Off grid)-30.3%
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.