MS-687914
2145 County Road 328
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
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 $69,532 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-438063 Gravel · Off grid | 240.9 | Mar 3, 2026 | $344,900 | 1,432 | 1,468 | 2.8 mi | 82 |
| MS-697897 Gravel · Power at road | 213.6 | Nov 9, 2025 | $644,400 | 3,017 | 2,574 | 5.8 mi | 79 |
| MS-696298 Landlocked · Power at road | 67.1 | Jul 27, 2026 | $128,700 | 1,918 | 1,741 | 6.4 mi | 76 |
| MS-278130 Dirt · Off grid | 252.9 | Jan 3, 2024 | $484,100 | 1,914 | 2,521 | 5.2 mi | 74 |
| MS-388148 Landlocked · Power at road | 256.2 | Aug 20, 2024 | $479,600 | 1,872 | 2,596 | 5.2 mi | 73 |
| MS-988297 Paved · Off grid | 285.4 | May 12, 2025 | $630,600 | 2,210 | 2,083 | 6.7 mi | 71 |
| MS-199399 Gravel · Off grid | 634.1 | Jul 27, 2026 | $762,900 | 1,203 | 1,617 | 4.7 mi | 70 |
| MS-137536 Gravel · Power at road | 164.4 | Jun 3, 2024 | $382,400 | 2,325 | 1,954 | 4.4 mi | 69 |
| MS-738900 Gravel · Power at road | 441.7 | Apr 16, 2025 | $890,700 | 2,016 | 2,175 | 8.4 mi | 67 |
| MS-526387 Gravel · Power at road | 71.5 | Jul 27, 2026 | $315,600 | 4,411 | 2,762 | 10.1 mi | 67 |
Show adjustment detail for the top comp
- Tract size (240.89 ac → 216.24 ac)+3.1%
- Access (Gravel → Landlocked)-32.0%
- Utilities (Off grid → Full utilities)+43.5%
- 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.