MS-883461
1839 County Road 40
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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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
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 6 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 $13,413 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-654080 Dirt · Power at road | 13.4 | Jul 27, 2026 | $34,400 | 2,555 | 2,103 | 12.6 mi | 80 |
| MS-192293 Gravel · Off grid | 3.7 | Jul 16, 2026 | $15,100 | 4,083 | 3,139 | 8.8 mi | 70 |
| MS-802567 Gravel · Power at road | 4.5 | Oct 23, 2025 | $29,400 | 6,540 | 4,437 | 7.5 mi | 70 |
| MS-112560 Gravel · Power at road | 4.5 | Jan 10, 2026 | $18,900 | 4,232 | 2,845 | 10.0 mi | 69 |
| MS-601772 Dirt · Power at road | 2.5 | Jul 27, 2026 | $10,200 | 4,012 | 3,010 | 9.1 mi | 68 |
| MS-235113 Landlocked · Full utilities | 28.4 | May 27, 2026 | $107,400 | 3,776 | 3,567 | 11.3 mi | 66 |
Show adjustment detail for the top comp
- Tract size (13.45 ac → 8.59 ac)+3.9%
- Access (Dirt → Landlocked)-20.9%
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.