MS-714539
3165 County Road 268
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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.
Access by easement; pull and read the recorded document.
Service extension needed; get a utility quote.
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 $18,929 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-624252 Gravel · Power at road | 15.2 | Mar 26, 2026 | $52,700 | 3,460 | 2,509 | 2.4 mi | 81 |
| MS-955074 Dirt · Off grid | 27.6 | Jul 15, 2026 | $84,800 | 3,068 | 3,248 | 11.3 mi | 80 |
| MS-806576 Dirt · Off grid | 82.0 | Jul 27, 2026 | $139,100 | 1,695 | 2,217 | 10.6 mi | 68 |
| MS-102605 Paved · Off grid | 4.6 | Jul 27, 2026 | $16,800 | 3,640 | 2,383 | 7.8 mi | 68 |
| MS-855895 Gravel · Power at road | 50.1 | May 7, 2026 | $162,300 | 3,239 | 2,808 | 8.1 mi | 67 |
| MS-716271 Landlocked · Power at road | 65.8 | Dec 20, 2025 | $133,400 | 2,028 | 2,780 | 3.2 mi | 65 |
| MS-664266 Landlocked · Power at road | 15.4 | Dec 26, 2023 | $25,400 | 1,652 | 1,928 | 14.0 mi | 63 |
| MS-972740 Landlocked · Power at road | 5.1 | Apr 10, 2025 | $15,800 | 3,097 | 3,167 | 3.5 mi | 60 |
| MS-922678 Dirt · Power at road | 4.9 | Dec 26, 2024 | $19,000 | 3,898 | 3,180 | 13.3 mi | 60 |
| MS-386286 Gravel · Off grid | 66.5 | Oct 14, 2025 | $99,100 | 1,490 | 1,650 | 16.1 mi | 58 |
Show adjustment detail for the top comp
- Tract size (15.23 ac → 18.76 ac)-2.4%
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Off grid)-15.0%
- Market time (5 mo)+1.6%
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.