MS-497062
663 County Road 354
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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?
5 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 $42,497 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-526387 Gravel · Power at road | 71.5 | Jul 27, 2026 | $315,600 | 4,411 | 2,873 | 4.4 mi | 82 |
| MS-697897 Gravel · Power at road | 213.6 | Nov 9, 2025 | $644,400 | 3,017 | 2,677 | 0.9 mi | 77 |
| MS-806187 Dirt · Power at road | 61.9 | Jul 27, 2026 | $190,800 | 3,083 | 2,262 | 7.9 mi | 76 |
| MS-696298 Landlocked · Power at road | 67.1 | Jul 27, 2026 | $128,700 | 1,918 | 1,811 | 7.9 mi | 75 |
| MS-988297 Paved · Off grid | 285.4 | May 12, 2025 | $630,600 | 2,210 | 2,167 | 1.7 mi | 72 |
| MS-438063 Gravel · Off grid | 240.9 | Mar 3, 2026 | $344,900 | 1,432 | 1,527 | 6.0 mi | 72 |
| MS-625521 Dirt · Off grid | 38.2 | Jan 3, 2026 | $102,500 | 2,684 | 2,155 | 5.4 mi | 69 |
| MS-388148 Landlocked · Power at road | 256.2 | Aug 20, 2024 | $479,600 | 1,872 | 2,700 | 3.0 mi | 67 |
| MS-278130 Dirt · Off grid | 252.9 | Jan 3, 2024 | $484,100 | 1,914 | 2,622 | 1.1 mi | 67 |
| MS-137536 Gravel · Power at road | 164.4 | Jun 3, 2024 | $382,400 | 2,325 | 2,033 | 6.2 mi | 66 |
Show adjustment detail for the top comp
- Tract size (71.54 ac → 116.65 ac)-11.1%
- Access (Gravel → Dirt)-14.0%
- Utilities (Power at road → Off grid)-15.0%
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.