MS-972740
1405 County Road 194
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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.
No legal access of record — resale is severely limited.
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 $7,480 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 | 2,462 | 5.9 mi | 88 |
| MS-922678 Dirt · Power at road | 4.9 | Dec 26, 2024 | $19,000 | 3,898 | 3,287 | 10.0 mi | 73 |
| MS-624252 Gravel · Power at road | 15.2 | Mar 26, 2026 | $52,700 | 3,460 | 2,593 | 1.4 mi | 71 |
| MS-821030 Dirt · Off grid | 1.5 | Jul 27, 2026 | $3,400 | 2,297 | 2,068 | 9.5 mi | 70 |
| MS-191718 Paved · Power at road | 2.4 | Oct 2, 2025 | $12,100 | 4,963 | 2,891 | 9.2 mi | 67 |
| MS-664266 Landlocked · Power at road | 15.4 | Dec 26, 2023 | $25,400 | 1,652 | 1,993 | 11.5 mi | 61 |
| MS-921418 Gravel · Power at road | 2.0 | Nov 2, 2024 | $8,400 | 4,302 | 3,052 | 7.8 mi | 60 |
Show adjustment detail for the top comp
- Access (Paved → Landlocked)-42.4%
- Utilities (Off grid → Power at road)+17.6%
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.