MS-320160
421 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?
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.
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 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 $2,123 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-420553 Paved · Full utilities | 1.0 | Jan 21, 2025 | $5,500 | 5,267 | 3,909 | 1.7 mi | 77 |
| MS-411101 Gravel · Full utilities | 1.6 | Jun 7, 2026 | $7,800 | 5,055 | 4,209 | 8.9 mi | 74 |
| MS-701143 Gravel · Power at road | 1.6 | Dec 21, 2024 | $5,900 | 3,664 | 3,951 | 4.5 mi | 73 |
| MS-383130 Paved · Power at road | 6.8 | Jul 27, 2026 | $26,500 | 3,915 | 3,519 | 2.0 mi | 71 |
| MS-583063 Paved · Power at road | 6.4 | Sep 22, 2025 | $26,900 | 4,176 | 3,876 | 4.3 mi | 64 |
| MS-472309 Dirt · Power at road | 3.7 | May 10, 2025 | $12,400 | 3,313 | 4,177 | 5.9 mi | 59 |
Show adjustment detail for the top comp
- Access (Paved → Gravel)-15.3%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (19 mo)+6.6%
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.