Mississippi County, AR · Sold

AR-870280

1089 County Road 198

$2,100

$2,625/ac · 0.80 ac

Offer report Market this tract

Acreage0.80 ac

Price per acre$2,625/ac

ZoningResidential

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedFeb 27, 2025

Coordinates35.7306, -90.0812

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County GIS boundary

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County market

Mississippi County, Arkansas. Ozark hunting camps and Delta row-crop ground at some of the South's lowest entry prices.

View Mississippi market data →

Step 1 · Is this a deal?

Due diligence

4 items to verify before you offer.

Risk index

Low risk

Wetlands16.2% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.8%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

217 ft of deeded road frontage.

Power5,304 ft away

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

Buildable area0.64 of 0.80 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$2,102

$1,675 – $2,529 · $2,627/ac on 0.80 ac

Asking vs estimate

-0.1%

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 $2,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$1,201

$1,501/ac · +30.0% target margin

You need $899 off asking to hit this margin.

All-in cost$1,303

Net resale$1,934

Projected profit$631

ROI+48.4%

Annualized+69.3%

Break-even resale$1,770/ac

Profit if resale lands off target

-20%

$244

-10%

$437

$631

+10%

$824

+20%

$1,018

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
AR-100525 Dirt · Full utilities	0.9	Jan 28, 2026	$4,700	4,936	3,524	4.3 mi	86
AR-790840 Gravel · Off grid	1.2	Jul 27, 2026	$3,400	2,832	2,450	4.2 mi	86
AR-561119 Dirt · Off grid	1.5	Jul 27, 2026	$2,400	1,638	1,653	2.7 mi	83
AR-260097 Landlocked · Power at road	0.7	Sep 29, 2025	$1,500	2,098	2,336	7.0 mi	80
AR-290816 Landlocked · Off grid	1.2	Feb 8, 2026	$3,000	2,573	3,337	7.8 mi	80
AR-991102 Dirt · Full utilities	1.4	Jul 27, 2026	$4,600	3,212	2,258	6.9 mi	77
AR-310487 Dirt · Power at road	0.9	Jul 31, 2024	$2,900	3,139	2,900	3.4 mi	75
AR-491252 Dirt · Power at road	1.6	Jun 28, 2025	$4,900	3,059	2,746	7.8 mi	67
AR-660674 Paved · Full utilities	1.1	Feb 3, 2024	$4,600	4,348	2,449	9.4 mi	65
AR-331970 Gravel · Full utilities	2.7	Dec 2, 2025	$11,100	4,111	2,585	4.8 mi	63

Show adjustment detail for the top comp

Utilities (Full utilities → Off grid)-30.3%
Market time (7 mo)+2.3%

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