MS-900018
2468 County Road 183
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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?
3 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.
118 ft of deeded road frontage.
Power at or near the road.
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 $1,985 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-820294 Dirt · Off grid | 0.9 | Dec 16, 2024 | $1,600 | 1,883 | 2,897 | 3.9 mi | 75 |
| MS-821030 Dirt · Off grid | 1.5 | Jul 27, 2026 | $3,400 | 2,297 | 3,330 | 10.7 mi | 73 |
| MS-191718 Paved · Power at road | 2.4 | Oct 2, 2025 | $12,100 | 4,963 | 4,654 | 10.3 mi | 64 |
| MS-102605 Paved · Off grid | 4.6 | Jul 27, 2026 | $16,800 | 3,640 | 3,965 | 6.8 mi | 63 |
| MS-921418 Gravel · Power at road | 2.0 | Nov 2, 2024 | $8,400 | 4,302 | 4,915 | 8.0 mi | 58 |
| MS-972740 Landlocked · Power at road | 5.1 | Apr 10, 2025 | $15,800 | 3,097 | 5,270 | 1.4 mi | 57 |
| MS-922678 Dirt · Power at road | 4.9 | Dec 26, 2024 | $19,000 | 3,898 | 5,293 | 11.4 mi | 52 |
Show adjustment detail for the top comp
- Utilities (Off grid → Full utilities)+43.5%
- Market time (20 mo)+7.0%
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.