MS-995752
1881 County Road 385
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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.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
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 $44,497 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-936219 Dirt · Off grid | 63.3 | Jul 27, 2026 | $122,800 | 1,938 | 1,646 | 7.2 mi | 85 |
| MS-156479 Gravel · Off grid | 76.5 | Jun 30, 2026 | $106,600 | 1,393 | 1,065 | 5.1 mi | 78 |
| MS-225100 Dirt · Full utilities | 28.2 | Jul 27, 2026 | $79,400 | 2,820 | 1,434 | 12.9 mi | 74 |
| MS-604743 Gravel · Full utilities | 21.7 | Jul 27, 2026 | $59,200 | 2,721 | 1,146 | 6.0 mi | 73 |
| MS-744302 Dirt · Power at road | 15.8 | Jul 27, 2026 | $39,800 | 2,517 | 1,447 | 2.7 mi | 72 |
| MS-786810 Gravel · Power at road | 97.2 | Mar 30, 2026 | $205,400 | 2,114 | 1,469 | 5.4 mi | 70 |
| MS-975846 Dirt · Off grid | 48.3 | Feb 25, 2024 | $117,600 | 2,433 | 2,152 | 11.3 mi | 70 |
| MS-705595 Paved · Power at road | 40.3 | Oct 16, 2024 | $154,100 | 3,823 | 1,974 | 11.9 mi | 68 |
| MS-554138 Landlocked · Power at road | 14.0 | Jun 26, 2025 | $26,800 | 1,908 | 1,432 | 7.3 mi | 67 |
| MS-775233 Gravel · Full utilities | 31.0 | Aug 10, 2024 | $84,600 | 2,727 | 1,311 | 9.5 mi | 65 |
Show adjustment detail for the top comp
- Tract size (63.34 ac → 45.16 ac)+7.2%
- 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.