MS-446106
6850 County Road 68
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Marshall County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Marshall 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.
1,498 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $56,355 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-506659 Landlocked · Power at road | 87.1 | Jul 27, 2026 | $114,400 | 1,314 | 1,549 | 5.6 mi | 83 |
| MS-226971 Landlocked · Power at road | 109.2 | Jul 27, 2026 | $142,500 | 1,304 | 1,625 | 6.0 mi | 79 |
| MS-136013 Dirt · Off grid | 54.6 | May 12, 2024 | $177,500 | 3,254 | 3,513 | 3.5 mi | 78 |
| MS-344691 Dirt · Full utilities | 20.9 | Jul 27, 2026 | $105,400 | 5,031 | 2,945 | 10.3 mi | 75 |
| MS-715115 Dirt · Off grid | 28.5 | Feb 20, 2025 | $95,100 | 3,342 | 3,110 | 4.5 mi | 74 |
| MS-314809 Paved · Power at road | 22.8 | Feb 3, 2026 | $106,300 | 4,662 | 2,504 | 2.0 mi | 74 |
| MS-817704 Gravel · Off grid | 185.7 | Jun 30, 2026 | $300,800 | 1,620 | 1,863 | 4.6 mi | 71 |
| MS-376913 Landlocked · Off grid | 104.7 | Jul 15, 2025 | $202,900 | 1,938 | 2,933 | 8.8 mi | 68 |
| MS-427146 Paved · Power at road | 124.0 | Jan 29, 2025 | $356,900 | 2,879 | 2,268 | 8.9 mi | 66 |
| MS-385045 Dirt · Power at road | 27.1 | Jun 19, 2024 | $119,300 | 4,410 | 3,554 | 8.7 mi | 61 |
Show adjustment detail for the top comp
- Tract size (87.12 ac → 58.36 ac)+9.4%
- Access (Landlocked → Dirt)+26.5%
- Utilities (Power at road → Off grid)-15.0%
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.