MS-454290
7801 County Road 284
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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?
3 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.
290 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $39,325 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-693872 Paved · Off grid | 11.6 | Jun 5, 2026 | $66,200 | 5,724 | 6,588 | 3.3 mi | 83 |
| MS-323745 Dirt · Off grid | 10.6 | Mar 29, 2026 | $43,100 | 4,081 | 6,444 | 3.2 mi | 82 |
| MS-314809 Paved · Power at road | 22.8 | Feb 3, 2026 | $106,300 | 4,662 | 4,993 | 3.2 mi | 81 |
| MS-344691 Dirt · Full utilities | 20.9 | Jul 27, 2026 | $105,400 | 5,031 | 5,873 | 9.1 mi | 78 |
| MS-364750 Landlocked · Power at road | 21.9 | May 26, 2024 | $56,200 | 2,573 | 5,086 | 4.4 mi | 70 |
| MS-715115 Dirt · Off grid | 28.5 | Feb 20, 2025 | $95,100 | 3,342 | 6,202 | 1.8 mi | 68 |
| MS-385045 Dirt · Power at road | 27.1 | Jun 19, 2024 | $119,300 | 4,410 | 7,087 | 8.2 mi | 64 |
| MS-136013 Dirt · Off grid | 54.6 | May 12, 2024 | $177,500 | 3,254 | 7,005 | 4.5 mi | 56 |
Show adjustment detail for the top comp
- Tract size (11.57 ac → 15.66 ac)-3.0%
- Utilities (Off grid → Power at road)+17.6%
- Market time (2 mo)+0.8%
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.