MS-803451
1740 County Road 265
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
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 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 $16,294 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 | 3,109 | 9.0 mi | 73 |
| MS-604743 Gravel · Full utilities | 21.7 | Jul 27, 2026 | $59,200 | 2,721 | 2,464 | 4.9 mi | 72 |
| MS-225100 Dirt · Full utilities | 28.2 | Jul 27, 2026 | $79,400 | 2,820 | 3,083 | 2.3 mi | 71 |
| MS-774202 Gravel · Full utilities | 14.7 | May 18, 2025 | $71,500 | 4,868 | 4,417 | 3.0 mi | 69 |
| MS-554138 Landlocked · Power at road | 14.0 | Jun 26, 2025 | $26,800 | 1,908 | 3,077 | 6.8 mi | 68 |
| MS-272259 Gravel · Full utilities | 3.6 | Nov 4, 2025 | $21,700 | 6,024 | 4,896 | 4.4 mi | 67 |
| MS-402843 Dirt · Full utilities | 5.5 | Dec 12, 2024 | $15,600 | 2,850 | 2,840 | 7.5 mi | 66 |
| MS-282211 Gravel · Power at road | 3.5 | Oct 23, 2024 | $12,200 | 3,519 | 3,631 | 9.4 mi | 59 |
Show adjustment detail for the top comp
- Tract size (15.8 ac → 8.53 ac)+5.7%
- Access (Dirt → Paved)+37.2%
- Utilities (Power at road → Off grid)-15.0%
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.