MS-806576
8968 County Road 266
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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?
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.
956 ft of deeded road frontage.
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 7 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 $62,181 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-855895 Gravel · Power at road | 50.1 | May 7, 2026 | $162,300 | 3,239 | 2,151 | 3.3 mi | 81 |
| MS-546746 Dirt · Power at road | 92.8 | Jan 14, 2025 | $227,000 | 2,446 | 2,284 | 4.6 mi | 81 |
| MS-386286 Gravel · Off grid | 66.5 | Oct 14, 2025 | $99,100 | 1,490 | 1,264 | 6.4 mi | 77 |
| MS-716271 Landlocked · Power at road | 65.8 | Dec 20, 2025 | $133,400 | 2,028 | 2,130 | 7.6 mi | 75 |
| MS-955074 Dirt · Off grid | 27.6 | Jul 15, 2026 | $84,800 | 3,068 | 2,489 | 5.9 mi | 74 |
| MS-296302 Paved · Full utilities | 67.3 | Mar 23, 2024 | $237,900 | 3,537 | 1,889 | 3.3 mi | 70 |
| MS-327473 Gravel · Full utilities | 157.1 | Nov 19, 2025 | $328,100 | 2,088 | 1,520 | 6.1 mi | 69 |
Show adjustment detail for the top comp
- Tract size (50.09 ac → 82.03 ac)-10.2%
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (3 mo)+1.2%
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.