Panola County, MS · Sold

MS-438063

2459 County Road 156

$354,800

$1,473/ac · 241 ac

Offer report Market this tract

Acreage241 ac

Price per acre$1,473/ac

ZoningRecreational

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedOct 23, 2025

Coordinates34.4296, -89.9726

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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

Wetlands2.3% of tract

Little to no mapped wetland coverage.

Average slope5.9%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power2,462 ft away

Service extension needed; get a utility quote.

Buildable area223.58 of 240.89 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$511,396

$404,920 – $617,872 · $2,123/ac on 241 ac

Asking vs estimate

-30.6%

Priced below 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 $354,800

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$292,226

$1,213/ac · +30.0% target margin

You need $62,574 off asking to hit this margin.

All-in cost$317,065

Net resale$470,484

Projected profit$153,419

ROI+48.4%

Annualized+69.3%

Break-even resale$1,431/ac

Profit if resale lands off target

-20%

$59,322

-10%

$106,371

$153,419

+10%

$200,468

+20%

$247,516

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	2,558	5.8 mi	80
MS-199399 Gravel · Off grid	634.1	Jul 27, 2026	$762,900	1,203	1,606	2.4 mi	78
MS-687914 Landlocked · Full utilities	216.2	May 2, 2025	$282,700	1,308	1,370	2.8 mi	76
MS-548163 Paved · Off grid	259.0	Jan 23, 2024	$475,600	1,836	1,760	6.9 mi	76
MS-988297 Paved · Off grid	285.4	May 12, 2025	$630,600	2,210	2,070	5.6 mi	75
MS-388148 Landlocked · Power at road	256.2	Aug 20, 2024	$479,600	1,872	2,580	3.6 mi	74
MS-278130 Dirt · Off grid	252.9	Jan 3, 2024	$484,100	1,914	2,505	4.9 mi	73
MS-137536 Gravel · Power at road	164.4	Jun 3, 2024	$382,400	2,325	1,942	6.7 mi	72
MS-526387 Gravel · Power at road	71.5	Jul 27, 2026	$315,600	4,411	2,745	8.9 mi	69
MS-738900 Gravel · Power at road	441.7	Apr 16, 2025	$890,700	2,016	2,161	8.1 mi	67

Show adjustment detail for the top comp

Tract size (213.6 ac → 240.89 ac)-3.3%
Utilities (Power at road → Off grid)-15.0%
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