Panola County, MS · Sold

MS-548163

6126 County Road 249

$577,200

$2,229/ac · 259 ac

Offer report Market this tract

Acreage259 ac

Price per acre$2,229/ac

ZoningRecreational

Road accessPaved

UtilitiesOff grid

TopographyMixed

ListedJan 2, 2024

Coordinates34.3545, -90.0526

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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

1 item to verify before you offer.

Risk index

Low risk

Wetlands0.1% of tract

Little to no mapped wetland coverage.

Average slope9.6%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,520 ft of deeded road frontage.

Power13,340 ft away

A long utility run — price in solar/off-grid instead.

Buildable area245.79 of 258.99 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$598,051

$467,646 – $728,456 · $2,309/ac on 259 ac

Asking vs estimate

-3.5%

In line with 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 $577,200

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$341,743

$1,320/ac · +30.0% target margin

You need $235,457 off asking to hit this margin.

All-in cost$370,791

Net resale$550,207

Projected profit$179,416

ROI+48.4%

Annualized+69.3%

Break-even resale$1,556/ac

Profit if resale lands off target

-20%

$69,374

-10%

$124,395

$179,416

+10%

$234,436

+20%

$289,457

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-438063 Gravel · Off grid	240.9	Mar 3, 2026	$344,900	1,432	1,686	6.9 mi	86
MS-988297 Paved · Off grid	285.4	May 12, 2025	$630,600	2,210	2,393	7.0 mi	78
MS-199399 Gravel · Off grid	634.1	Jul 27, 2026	$762,900	1,203	1,857	5.1 mi	74
MS-697897 Gravel · Power at road	213.6	Nov 9, 2025	$644,400	3,017	2,957	9.2 mi	74
MS-388148 Landlocked · Power at road	256.2	Aug 20, 2024	$479,600	1,872	2,982	6.0 mi	73
MS-278130 Dirt · Off grid	252.9	Jan 3, 2024	$484,100	1,914	2,896	8.2 mi	72
MS-687914 Landlocked · Full utilities	216.2	May 2, 2025	$282,700	1,308	1,583	9.6 mi	71
MS-137536 Gravel · Power at road	164.4	Jun 3, 2024	$382,400	2,325	2,245	12.9 mi	65
MS-738900 Gravel · Power at road	441.7	Apr 16, 2025	$890,700	2,016	2,498	9.7 mi	65
MS-497062 Dirt · Off grid	116.7	Jan 19, 2024	$195,700	1,678	2,053	8.6 mi	59

Show adjustment detail for the top comp

Tract size (240.89 ac → 258.99 ac)-2.0%
Access (Gravel → Paved)+18.0%
Market time (5 mo)+1.9%

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.

Build the listing kit Post a deal or JV