MS-988297
6621 County Road 126
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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?
4 items to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $229,179 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-697897 Gravel · Power at road | 213.6 | Nov 9, 2025 | $644,400 | 3,017 | 2,875 | 2.5 mi | 81 |
| MS-438063 Gravel · Off grid | 240.9 | Mar 3, 2026 | $344,900 | 1,432 | 1,640 | 5.6 mi | 81 |
| MS-388148 Landlocked · Power at road | 256.2 | Aug 20, 2024 | $479,600 | 1,872 | 2,900 | 2.0 mi | 78 |
| MS-199399 Gravel · Off grid | 634.1 | Jul 27, 2026 | $762,900 | 1,203 | 1,806 | 3.9 mi | 76 |
| MS-278130 Dirt · Off grid | 252.9 | Jan 3, 2024 | $484,100 | 1,914 | 2,816 | 1.9 mi | 74 |
| MS-548163 Paved · Off grid | 259.0 | Jan 23, 2024 | $475,600 | 1,836 | 1,978 | 7.0 mi | 74 |
| MS-687914 Landlocked · Full utilities | 216.2 | May 2, 2025 | $282,700 | 1,308 | 1,539 | 6.7 mi | 71 |
| MS-738900 Gravel · Power at road | 441.7 | Apr 16, 2025 | $890,700 | 2,016 | 2,429 | 2.9 mi | 70 |
| MS-497062 Dirt · Off grid | 116.7 | Jan 19, 2024 | $195,700 | 1,678 | 1,996 | 1.7 mi | 67 |
| MS-137536 Gravel · Power at road | 164.4 | Jun 3, 2024 | $382,400 | 2,325 | 2,183 | 7.6 mi | 62 |
Show adjustment detail for the top comp
- Tract size (213.6 ac → 285.39 ac)-7.9%
- Access (Gravel → Paved)+18.0%
- 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.