Panola County, MS · Sold

MS-721004

8579 County Road 150

$4,500

$3,103/ac · 1.45 ac

Offer report Market this tract

Acreage1.45 ac

Price per acre$3,103/ac

ZoningAgricultural

Road accessDirt

UtilitiesOff grid

TopographyFlat

ListedAug 7, 2024

Coordinates34.3652, -89.9631

Loading terrain…

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

4 items to verify before you offer.

Risk index

Moderate risk

Wetlands43.6% of tract

Heavy wetland coverage — assume a delineation and permitting delay.

Average slope0.7%

Gentle grade, straightforward to develop.

Flood zoneAE

Inside the 100-year floodplain — insurance and elevation apply.

Legal accessDeeded frontage

90 ft of deeded road frontage.

Power1,734 ft away

Service extension needed; get a utility quote.

Buildable area0.78 of 1.45 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$5,709

$4,562 – $6,857 · $3,937/ac on 1.45 ac

Asking vs estimate

-21.2%

Priced below the comp set

Weighted from 7 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 $4,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$3,262

$2,250/ac · +30.0% target margin

You need $1,238 off asking to hit this margin.

All-in cost$3,539

Net resale$5,253

Projected profit$1,713

ROI+48.4%

Annualized+69.3%

Break-even resale$2,653/ac

Profit if resale lands off target

-20%

$663

-10%

$1,188

$1,713

+10%

$2,239

+20%

$2,764

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-400641 Dirt · Power at road	1.1	Jul 4, 2026	$4,900	4,374	3,723	4.9 mi	83
MS-240697 Paved · Off grid	1.2	Feb 26, 2026	$5,100	4,401	3,261	2.6 mi	82
MS-601772 Dirt · Power at road	2.5	Jul 27, 2026	$10,200	4,012	3,455	5.2 mi	80
MS-570971 Gravel · Power at road	1.4	May 20, 2025	$9,700	6,893	5,299	1.1 mi	79
MS-192293 Gravel · Off grid	3.7	Jul 16, 2026	$15,100	4,083	3,602	5.4 mi	73
MS-112560 Gravel · Power at road	4.5	Jan 10, 2026	$18,900	4,232	3,266	6.5 mi	69
MS-802567 Gravel · Power at road	4.5	Oct 23, 2025	$29,400	6,540	5,092	3.4 mi	64

Show adjustment detail for the top comp

Utilities (Power at road → Off grid)-15.0%
Market time (1 mo)+0.5%

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