MS-199399
128 County Road 181
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Panola County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Panola 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.
4,767 ft of deeded road frontage.
Service extension needed; get a utility quote.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $248,490 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-438063 Gravel · Off grid | 240.9 | Mar 3, 2026 | $344,900 | 1,432 | 1,095 | 2.4 mi | 74 |
| MS-738900 Gravel · Power at road | 441.7 | Apr 16, 2025 | $890,700 | 2,016 | 1,622 | 6.8 mi | 72 |
| MS-988297 Paved · Off grid | 285.4 | May 12, 2025 | $630,600 | 2,210 | 1,554 | 3.9 mi | 67 |
| MS-697897 Gravel · Power at road | 213.6 | Nov 9, 2025 | $644,400 | 3,017 | 1,920 | 5.1 mi | 67 |
| MS-388148 Landlocked · Power at road | 256.2 | Aug 20, 2024 | $479,600 | 1,872 | 1,937 | 1.9 mi | 62 |
| MS-687914 Landlocked · Full utilities | 216.2 | May 2, 2025 | $282,700 | 1,308 | 1,028 | 4.7 mi | 61 |
| MS-278130 Dirt · Off grid | 252.9 | Jan 3, 2024 | $484,100 | 1,914 | 1,880 | 4.0 mi | 61 |
| MS-548163 Paved · Off grid | 259.0 | Jan 23, 2024 | $475,600 | 1,836 | 1,321 | 5.1 mi | 60 |
Show adjustment detail for the top comp
- Tract size (240.89 ac → 634.08 ac)-24.9%
- Market time (5 mo)+1.9%
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.