MS-696298
404 County Road 373
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 10 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 $53,409 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-806187 Dirt · Power at road | 61.9 | Jul 27, 2026 | $190,800 | 3,083 | 2,401 | 5.4 mi | 86 |
| MS-526387 Gravel · Power at road | 71.5 | Jul 27, 2026 | $315,600 | 4,411 | 3,050 | 9.1 mi | 84 |
| MS-865321 Dirt · Power at road | 33.0 | May 29, 2026 | $88,400 | 2,675 | 1,859 | 3.1 mi | 76 |
| MS-235113 Landlocked · Full utilities | 28.4 | May 27, 2026 | $107,400 | 3,776 | 2,655 | 2.9 mi | 75 |
| MS-506185 Gravel · Power at road | 61.8 | Apr 21, 2025 | $271,100 | 4,387 | 3,093 | 9.2 mi | 75 |
| MS-625521 Dirt · Off grid | 38.2 | Jan 3, 2026 | $102,500 | 2,684 | 2,287 | 6.7 mi | 70 |
| MS-687914 Landlocked · Full utilities | 216.2 | May 2, 2025 | $282,700 | 1,308 | 1,522 | 6.4 mi | 66 |
| MS-697897 Gravel · Power at road | 213.6 | Nov 9, 2025 | $644,400 | 3,017 | 2,842 | 8.1 mi | 63 |
| MS-497062 Dirt · Off grid | 116.7 | Jan 19, 2024 | $195,700 | 1,678 | 1,973 | 7.9 mi | 62 |
| MS-137536 Gravel · Power at road | 164.4 | Jun 3, 2024 | $382,400 | 2,325 | 2,158 | 10.3 mi | 58 |
Show adjustment detail for the top comp
- Tract size (61.89 ac → 67.07 ac)-1.7%
- Access (Dirt → Landlocked)-20.9%
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.