MS-922678
3578 County Road 204
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
338 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 $9,237 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 | 3,120 | 7.1 mi | 84 |
| MS-972740 Landlocked · Power at road | 5.1 | Apr 10, 2025 | $15,800 | 3,097 | 4,147 | 10.0 mi | 75 |
| MS-821030 Dirt · Off grid | 1.5 | Jul 27, 2026 | $3,400 | 2,297 | 2,621 | 2.3 mi | 74 |
| MS-191718 Paved · Power at road | 2.4 | Oct 2, 2025 | $12,100 | 4,963 | 3,663 | 4.8 mi | 70 |
| MS-624252 Gravel · Power at road | 15.2 | Mar 26, 2026 | $52,700 | 3,460 | 3,286 | 10.8 mi | 65 |
| MS-921418 Gravel · Power at road | 2.0 | Nov 2, 2024 | $8,400 | 4,302 | 3,868 | 11.2 mi | 63 |
| MS-664266 Landlocked · Power at road | 15.4 | Dec 26, 2023 | $25,400 | 1,652 | 2,525 | 4.9 mi | 58 |
Show adjustment detail for the top comp
- Access (Paved → Dirt)-27.1%
- 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.