Panola County, MS · Sold

MS-506185

3234 County Road 390

$251,500

$4,070/ac · 61.80 ac

Offer report Market this tract

Acreage61.80 ac

Price per acre$4,070/ac

ZoningResidential

Road accessGravel

UtilitiesPower at road

TopographySloped

ListedMar 14, 2024

Coordinates34.2784, -90.0726

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County GIS boundary

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.

County market

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?

Due diligence

2 items to verify before you offer.

Risk index

Low risk

Wetlands4.7% of tract

Little to no mapped wetland coverage.

Average slope19.0%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,750 ft of deeded road frontage.

Power102 ft away

Power at or near the road.

Buildable area47.12 of 61.80 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$212,626

$171,126 – $254,126 · $3,441/ac on 61.80 ac

Asking vs estimate

+18.3%

Priced above the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $251,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$121,501

$1,966/ac · +30.0% target margin

You need $129,999 off asking to hit this margin.

All-in cost$131,829

Net resale$195,616

Projected profit$63,787

ROI+48.4%

Annualized+69.2%

Break-even resale$2,319/ac

Profit if resale lands off target

-20%

$24,664

-10%

$44,226

$63,787

+10%

$83,349

+20%

$102,911

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-806187 Dirt · Power at road	61.9	Jul 27, 2026	$190,800	3,083	3,594	4.2 mi	94
MS-526387 Gravel · Power at road	71.5	Jul 27, 2026	$315,600	4,411	4,566	8.4 mi	86
MS-696298 Landlocked · Power at road	67.1	Jul 27, 2026	$128,700	1,918	2,878	9.2 mi	84
MS-865321 Dirt · Power at road	33.0	May 29, 2026	$88,400	2,675	2,783	6.3 mi	75
MS-625521 Dirt · Off grid	38.2	Jan 3, 2026	$102,500	2,684	3,424	6.1 mi	72
MS-235113 Landlocked · Full utilities	28.4	May 27, 2026	$107,400	3,776	3,976	6.3 mi	71
MS-697897 Gravel · Power at road	213.6	Nov 9, 2025	$644,400	3,017	4,255	12.3 mi	64
MS-497062 Dirt · Off grid	116.7	Jan 19, 2024	$195,700	1,678	2,954	11.5 mi	58
MS-137536 Gravel · Power at road	164.4	Jun 3, 2024	$382,400	2,325	3,230	17.0 mi	57
MS-687914 Landlocked · Full utilities	216.2	May 2, 2025	$282,700	1,308	2,278	14.4 mi	54

Show adjustment detail for the top comp

Access (Dirt → Gravel)+16.3%

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.

Build the listing kit Post a deal or JV