Madison County, MS · Sold

MS-457281

7459 County Road 359

$221,800

$1,622/ac · 137 ac

Offer report Market this tract

Acreage137 ac

Price per acre$1,622/ac

ZoningUnzoned

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedApr 1, 2025

Coordinates32.5867, -89.9701

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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

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?

Due diligence

3 items to verify before you offer.

Risk index

Low risk

Wetlands2.5% of tract

Little to no mapped wetland coverage.

Average slope15.5%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,559 ft of deeded road frontage.

Power6,984 ft away

A long utility run — price in solar/off-grid instead.

Buildable area106.63 of 136.71 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$215,790

$169,750 – $261,831 · $1,578/ac on 137 ac

Asking vs estimate

+2.8%

In line with the comp set

Weighted from 10 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 $221,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$123,309

$902/ac · +30.0% target margin

You need $98,491 off asking to hit this margin.

All-in cost$133,790

Net resale$198,527

Projected profit$64,737

ROI+48.4%

Annualized+69.2%

Break-even resale$1,064/ac

Profit if resale lands off target

-20%

$25,031

-10%

$44,884

$64,737

+10%

$84,589

+20%

$104,442

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-856835 Landlocked · Off grid	99.0	Dec 1, 2025	$171,200	1,730	2,075	6.7 mi	80
MS-976451 Dirt · Off grid	74.9	Jul 27, 2026	$104,500	1,395	1,206	8.3 mi	78
MS-918422 Dirt · Power at road	312.4	Jul 27, 2026	$393,700	1,260	1,352	6.5 mi	75
MS-318299 Landlocked · Off grid	285.8	May 27, 2026	$222,000	777	1,216	4.9 mi	74
MS-949540 Gravel · Full utilities	702.3	Jul 27, 2026	$1,611,400	2,294	2,212	2.0 mi	68
MS-979308 Paved · Off grid	593.6	Jul 20, 2025	$847,700	1,428	1,659	9.9 mi	58
MS-625243 Paved · Off grid	31.2	Jan 15, 2025	$93,300	2,986	1,685	4.8 mi	58
MS-909376 Dirt · Power at road	623.6	May 7, 2025	$646,600	1,037	1,438	10.7 mi	57
MS-779056 Paved · Off grid	494.6	Sep 2, 2024	$628,000	1,270	1,445	8.0 mi	57
MS-969503 Dirt · Off grid	683.7	Mar 1, 2024	$581,100	850	1,493	8.0 mi	55

Show adjustment detail for the top comp

Tract size (98.96 ac → 136.71 ac)-7.9%
Access (Landlocked → Dirt)+26.5%
Market time (8 mo)+3.0%

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