Panola County, MS · Sold

MS-137536

3702 County Road 41

$410,300

$2,495/ac · 164 ac

Offer report Market this tract

Acreage164 ac

Price per acre$2,495/ac

ZoningRecreational

Road accessGravel

UtilitiesPower at road

TopographyRolling

ListedJan 19, 2024

Coordinates34.4483, -89.8565

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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

Wetlands6.1% of tract

Little to no mapped wetland coverage.

Average slope11.2%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

2,139 ft of deeded road frontage.

Power105 ft away

Power at or near the road.

Buildable area146.69 of 164.44 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$442,834

$343,622 – $542,047 · $2,693/ac on 164 ac

Asking vs estimate

-7.3%

Priced below 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 $410,300

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$253,048

$1,539/ac · +30.0% target margin

You need $157,252 off asking to hit this margin.

All-in cost$274,557

Net resale$407,408

Projected profit$132,851

ROI+48.4%

Annualized+69.2%

Break-even resale$1,815/ac

Profit if resale lands off target

-20%

$51,369

-10%

$92,110

$132,851

+10%

$173,591

+20%

$214,332

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	1,908	6.7 mi	81
MS-697897 Gravel · Power at road	213.6	Nov 9, 2025	$644,400	3,017	3,346	5.4 mi	79
MS-526387 Gravel · Power at road	71.5	Jul 27, 2026	$315,600	4,411	3,591	10.6 mi	75
MS-687914 Landlocked · Full utilities	216.2	May 2, 2025	$282,700	1,308	1,792	4.4 mi	72
MS-696298 Landlocked · Power at road	67.1	Jul 27, 2026	$128,700	1,918	2,264	10.3 mi	71
MS-806187 Dirt · Power at road	61.9	Jul 27, 2026	$190,800	3,083	2,827	13.0 mi	69
MS-388148 Landlocked · Power at road	256.2	Aug 20, 2024	$479,600	1,872	3,375	7.2 mi	67
MS-988297 Paved · Off grid	285.4	May 12, 2025	$630,600	2,210	2,708	7.6 mi	66
MS-497062 Dirt · Off grid	116.7	Jan 19, 2024	$195,700	1,678	2,324	6.2 mi	65
MS-738900 Gravel · Power at road	441.7	Apr 16, 2025	$890,700	2,016	2,827	7.7 mi	65

Show adjustment detail for the top comp

Tract size (240.89 ac → 164.44 ac)+11.2%
Utilities (Off grid → Power at road)+17.6%
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