Panola County, MS · Sold

MS-388148

5113 County Road 34

$458,900

$1,791/ac · 256 ac

Offer report Market this tract

Acreage256 ac

Price per acre$1,791/ac

ZoningMixed Use

Road accessLandlocked

UtilitiesPower at road

TopographyWooded

ListedFeb 12, 2024

Coordinates34.3798, -89.9515

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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

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands10.7% of tract

Little to no mapped wetland coverage.

Average slope7.6%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessLandlocked

No legal access of record — resale is severely limited.

Power215 ft away

Power at or near the road.

Buildable area217.34 of 256.19 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$387,500

$307,841 – $467,159 · $1,513/ac on 256 ac

Asking vs estimate

+18.4%

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 $458,900

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$221,429

$864/ac · +30.0% target margin

You need $237,471 off asking to hit this margin.

All-in cost$240,250

Net resale$356,500

Projected profit$116,249

ROI+48.4%

Annualized+69.2%

Break-even resale$1,019/ac

Profit if resale lands off target

-20%

$44,949

-10%

$80,599

$116,249

+10%

$151,899

+20%

$187,549

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-697897 Gravel · Power at road	213.6	Nov 9, 2025	$644,400	3,017	2,011	3.3 mi	84
MS-438063 Gravel · Off grid	240.9	Mar 3, 2026	$344,900	1,432	1,147	3.6 mi	83
MS-988297 Paved · Off grid	285.4	May 12, 2025	$630,600	2,210	1,627	2.0 mi	81
MS-687914 Landlocked · Full utilities	216.2	May 2, 2025	$282,700	1,308	1,077	5.2 mi	76
MS-199399 Gravel · Off grid	634.1	Jul 27, 2026	$762,900	1,203	1,263	1.9 mi	74
MS-278130 Dirt · Off grid	252.9	Jan 3, 2024	$484,100	1,914	1,969	2.3 mi	74
MS-548163 Paved · Off grid	259.0	Jan 23, 2024	$475,600	1,836	1,383	6.0 mi	72
MS-738900 Gravel · Power at road	441.7	Apr 16, 2025	$890,700	2,016	1,699	4.8 mi	69
MS-137536 Gravel · Power at road	164.4	Jun 3, 2024	$382,400	2,325	1,527	7.2 mi	66
MS-497062 Dirt · Off grid	116.7	Jan 19, 2024	$195,700	1,678	1,396	3.0 mi	66

Show adjustment detail for the top comp

Tract size (213.6 ac → 256.19 ac)-5.0%
Access (Gravel → Landlocked)-32.0%
Market time (9 mo)+3.2%

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