MS-856835
2729 County Road 142
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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?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 5 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 $95,800 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-976451 Dirt · Off grid | 74.9 | Jul 27, 2026 | $104,500 | 1,395 | 1,035 | 1.7 mi | 85 |
| MS-457281 Dirt · Off grid | 136.7 | Nov 17, 2025 | $218,900 | 1,601 | 1,417 | 6.7 mi | 79 |
| MS-318299 Landlocked · Off grid | 285.8 | May 27, 2026 | $222,000 | 777 | 1,044 | 10.6 mi | 70 |
| MS-918422 Dirt · Power at road | 312.4 | Jul 27, 2026 | $393,700 | 1,260 | 1,160 | 9.3 mi | 67 |
| MS-625243 Paved · Off grid | 31.2 | Jan 15, 2025 | $93,300 | 2,986 | 1,446 | 8.8 mi | 59 |
Show adjustment detail for the top comp
- Tract size (74.93 ac → 98.96 ac)-6.4%
- Access (Dirt → Landlocked)-20.9%
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.