MS-851818
5163 County Road 389
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Pearl River County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Pearl River 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.
284 ft of deeded road frontage.
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 $1,033 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-252646 Gravel · Power at road | 4.8 | Jul 27, 2026 | $11,000 | 2,320 | 1,735 | 6.4 mi | 75 |
| MS-112566 Paved · Power at road | 4.5 | Jan 29, 2026 | $11,000 | 2,450 | 1,580 | 3.4 mi | 73 |
| MS-671198 Dirt · Off grid | 1.7 | May 3, 2025 | $3,400 | 2,039 | 2,129 | 9.4 mi | 71 |
| MS-980920 Paved · Full utilities | 1.4 | Apr 15, 2026 | $6,900 | 5,055 | 2,571 | 8.2 mi | 70 |
| MS-163337 Dirt · Power at road | 7.8 | Mar 27, 2026 | $14,500 | 1,852 | 1,678 | 4.3 mi | 70 |
| MS-941562 Paved · Power at road | 2.2 | Jul 24, 2024 | $4,300 | 1,984 | 1,330 | 5.7 mi | 70 |
| MS-471066 Dirt · Off grid | 1.5 | Nov 16, 2024 | $2,100 | 1,387 | 1,472 | 6.9 mi | 69 |
| MS-870970 Dirt · Full utilities | 1.4 | Jul 7, 2024 | $4,700 | 3,323 | 2,490 | 6.3 mi | 65 |
| MS-720626 Gravel · Power at road | 1.1 | Mar 24, 2025 | $2,600 | 2,350 | 1,791 | 3.4 mi | 64 |
| MS-570626 Dirt · Power at road | 1.1 | Aug 13, 2024 | $2,200 | 2,003 | 1,818 | 5.7 mi | 63 |
Show adjustment detail for the top comp
- Tract size (4.76 ac → 2.61 ac)+2.1%
- 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.