MS-554138
7118 County Road 42
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Monroe County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Monroe 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.
No legal access of record — resale is severely limited.
Power at or near the road.
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 $7,104 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-744302 Dirt · Power at road | 15.8 | Jul 27, 2026 | $39,800 | 2,517 | 2,020 | 7.3 mi | 85 |
| MS-774202 Gravel · Full utilities | 14.7 | May 18, 2025 | $71,500 | 4,868 | 2,869 | 6.2 mi | 80 |
| MS-604743 Gravel · Full utilities | 21.7 | Jul 27, 2026 | $59,200 | 2,721 | 1,600 | 4.9 mi | 78 |
| MS-225100 Dirt · Full utilities | 28.2 | Jul 27, 2026 | $79,400 | 2,820 | 2,003 | 7.7 mi | 73 |
| MS-995752 Landlocked · Off grid | 45.2 | May 11, 2025 | $69,000 | 1,527 | 2,245 | 7.3 mi | 66 |
| MS-803451 Paved · Off grid | 8.5 | Aug 9, 2024 | $33,600 | 3,938 | 2,775 | 6.8 mi | 64 |
| MS-402843 Dirt · Full utilities | 5.5 | Dec 12, 2024 | $15,600 | 2,850 | 1,845 | 3.0 mi | 62 |
| MS-775233 Gravel · Full utilities | 31.0 | Aug 10, 2024 | $84,600 | 2,727 | 1,830 | 4.8 mi | 61 |
| MS-705595 Paved · Power at road | 40.3 | Oct 16, 2024 | $154,100 | 3,823 | 2,756 | 8.1 mi | 59 |
| MS-975846 Dirt · Off grid | 48.3 | Feb 25, 2024 | $117,600 | 2,433 | 3,004 | 8.8 mi | 53 |
Show adjustment detail for the top comp
- Tract size (15.8 ac → 14.03 ac)+1.3%
- 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.