MS-609228
7328 County Road 98
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Noxubee County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Noxubee market data →Step 1 · Is this a deal?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 5 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 $223,431 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-168849 Gravel · Power at road | 425.7 | Jul 27, 2026 | $894,300 | 2,101 | 1,120 | 5.4 mi | 81 |
| MS-499703 Paved · Full utilities | 790.3 | Jul 27, 2026 | $1,679,500 | 2,125 | 950 | 5.3 mi | 79 |
| MS-979352 Gravel · Off grid | 612.9 | Oct 20, 2023 | $595,700 | 972 | 760 | 3.6 mi | 78 |
| MS-579089 Paved · Power at road | 506.5 | Jul 10, 2025 | $1,097,600 | 2,167 | 1,077 | 8.5 mi | 74 |
| MS-327473 Gravel · Full utilities | 157.1 | Nov 19, 2025 | $328,100 | 2,088 | 706 | 4.6 mi | 63 |
Show adjustment detail for the top comp
- Tract size (425.7 ac → 560.2 ac)-7.9%
- Access (Gravel → Landlocked)-32.0%
- 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.