Panola County, MS · Sold

MS-806187

3903 County Road 110

$217,100

$3,508/ac · 61.89 ac

Offer report Market this tract

Acreage61.89 ac

Price per acre$3,508/ac

ZoningResidential

Road accessDirt

UtilitiesPower at road

TopographySloped

ListedMay 17, 2026

Coordinates34.3294, -90.0321

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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

Wetlands3.8% of tract

Little to no mapped wetland coverage.

Average slope19.6%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,194 ft of deeded road frontage.

Power129 ft away

Power at or near the road.

Buildable area47.63 of 61.89 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$188,675

$147,328 – $230,021 · $3,049/ac on 61.89 ac

Asking vs estimate

+15.1%

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 $217,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$107,814

$1,742/ac · +30.0% target margin

You need $109,286 off asking to hit this margin.

All-in cost$116,978

Net resale$173,581

Projected profit$56,603

ROI+48.4%

Annualized+69.3%

Break-even resale$2,054/ac

Profit if resale lands off target

-20%

$21,887

-10%

$39,245

$56,603

+10%

$73,961

+20%

$91,319

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-696298 Landlocked · Power at road	67.1	Jul 27, 2026	$128,700	1,918	2,474	5.4 mi	86
MS-526387 Gravel · Power at road	71.5	Jul 27, 2026	$315,600	4,411	3,926	6.1 mi	84
MS-506185 Gravel · Power at road	61.8	Apr 21, 2025	$271,100	4,387	3,981	4.2 mi	84
MS-865321 Dirt · Power at road	33.0	May 29, 2026	$88,400	2,675	2,392	3.2 mi	80
MS-625521 Dirt · Off grid	38.2	Jan 3, 2026	$102,500	2,684	2,944	3.1 mi	76
MS-235113 Landlocked · Full utilities	28.4	May 27, 2026	$107,400	3,776	3,418	2.6 mi	73
MS-697897 Gravel · Power at road	213.6	Nov 9, 2025	$644,400	3,017	3,658	8.6 mi	63
MS-497062 Dirt · Off grid	116.7	Jan 19, 2024	$195,700	1,678	2,540	7.9 mi	63
MS-687914 Landlocked · Full utilities	216.2	May 2, 2025	$282,700	1,308	1,959	10.2 mi	56
MS-137536 Gravel · Power at road	164.4	Jun 3, 2024	$382,400	2,325	2,777	13.0 mi	56

Show adjustment detail for the top comp

Tract size (67.07 ac → 61.89 ac)+1.8%
Access (Landlocked → Dirt)+26.5%

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