Mississippi County, AR · Sold

AR-561119

1035 County Road 186

$2,800

$1,918/ac · 1.46 ac

Offer report Market this tract

Acreage1.46 ac

Price per acre$1,918/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyMixed

ListedMar 15, 2026

Coordinates35.7685, -90.0722

Loading terrain…

County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

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

3 items to verify before you offer.

Risk index

Low risk

Wetlands11.3% of tract

Little to no mapped wetland coverage.

Average slope3.1%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessDeeded frontage

212 ft of deeded road frontage.

Power10,372 ft away

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

Buildable area1.23 of 1.46 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$3,823

$3,143 – $4,503 · $2,618/ac on 1.46 ac

Asking vs estimate

-26.8%

Priced below 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 $2,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$2,185

$1,496/ac · +30.0% target margin

You need $615 off asking to hit this margin.

All-in cost$2,371

Net resale$3,517

Projected profit$1,146

ROI+48.4%

Annualized+69.2%

Break-even resale$1,765/ac

Profit if resale lands off target

-20%

$443

-10%

$795

$1,146

+10%

$1,498

+20%

$1,850

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
AR-991102 Dirt · Full utilities	1.4	Jul 27, 2026	$4,600	3,212	2,242	5.9 mi	88
AR-790840 Gravel · Off grid	1.2	Jul 27, 2026	$3,400	2,832	2,434	6.2 mi	83
AR-870280 Dirt · Off grid	0.8	Apr 22, 2026	$2,200	2,751	2,769	2.7 mi	80
AR-290816 Landlocked · Off grid	1.2	Feb 8, 2026	$3,000	2,573	3,314	7.0 mi	78
AR-100525 Dirt · Full utilities	0.9	Jan 28, 2026	$4,700	4,936	3,500	3.3 mi	78
AR-491252 Dirt · Power at road	1.6	Jun 28, 2025	$4,900	3,059	2,728	8.1 mi	77
AR-722788 Dirt · Power at road	4.9	Jul 27, 2026	$10,400	2,119	1,866	4.8 mi	76
AR-802498 Dirt · Off grid	4.0	Jul 13, 2025	$8,600	2,176	2,333	2.9 mi	73
AR-331970 Gravel · Full utilities	2.7	Dec 2, 2025	$11,100	4,111	2,568	3.0 mi	71
AR-660674 Paved · Full utilities	1.1	Feb 3, 2024	$4,600	4,348	2,433	7.6 mi	69

Show adjustment detail for the top comp

Utilities (Full utilities → Off grid)-30.3%

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