MS-821030
1785 County Road 276
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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?
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 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 $596 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-102605 Paved · Off grid | 4.6 | Jul 27, 2026 | $16,800 | 3,640 | 2,741 | 5.3 mi | 76 |
| MS-820294 Dirt · Off grid | 0.9 | Dec 16, 2024 | $1,600 | 1,883 | 2,002 | 7.2 mi | 74 |
| MS-191718 Paved · Power at road | 2.4 | Oct 2, 2025 | $12,100 | 4,963 | 3,217 | 2.5 mi | 72 |
| MS-900018 Dirt · Full utilities | 0.7 | Jan 27, 2026 | $4,000 | 5,581 | 3,947 | 10.7 mi | 69 |
| MS-921418 Gravel · Power at road | 2.0 | Nov 2, 2024 | $8,400 | 4,302 | 3,397 | 9.3 mi | 67 |
| MS-922678 Dirt · Power at road | 4.9 | Dec 26, 2024 | $19,000 | 3,898 | 3,658 | 2.3 mi | 63 |
| MS-972740 Landlocked · Power at road | 5.1 | Apr 10, 2025 | $15,800 | 3,097 | 3,642 | 9.5 mi | 61 |
Show adjustment detail for the top comp
- Tract size (4.62 ac → 1.48 ac)+3.1%
- Access (Paved → Dirt)-27.1%
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.