MS-192293
8069 County Road 199
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.
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.
193 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
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 $5,283 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-802567 Gravel · Power at road | 4.5 | Oct 23, 2025 | $29,400 | 6,540 | 5,792 | 2.0 mi | 85 |
| MS-601772 Dirt · Power at road | 2.5 | Jul 27, 2026 | $10,200 | 4,012 | 3,930 | 0.6 mi | 82 |
| MS-112560 Gravel · Power at road | 4.5 | Jan 10, 2026 | $18,900 | 4,232 | 3,714 | 11.9 mi | 76 |
| MS-240697 Paved · Off grid | 1.2 | Feb 26, 2026 | $5,100 | 4,401 | 3,709 | 5.8 mi | 72 |
| MS-721004 Dirt · Off grid | 1.4 | Oct 6, 2025 | $4,200 | 2,896 | 3,412 | 5.4 mi | 67 |
| MS-400641 Dirt · Power at road | 1.1 | Jul 4, 2026 | $4,900 | 4,374 | 4,235 | 9.8 mi | 65 |
| MS-570971 Gravel · Power at road | 1.4 | May 20, 2025 | $9,700 | 6,893 | 6,027 | 6.1 mi | 65 |
| MS-883461 Landlocked · Power at road | 8.6 | May 22, 2024 | $29,700 | 3,462 | 4,944 | 8.8 mi | 58 |
Show adjustment detail for the top comp
- Tract size (4.49 ac → 3.69 ac)+0.8%
- Utilities (Power at road → Off grid)-15.0%
- Market time (10 mo)+3.4%
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.