MS-123142
8856 County Road 56
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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?
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 7 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 $10,745 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-163337 Dirt · Power at road | 7.8 | Mar 27, 2026 | $14,500 | 1,852 | 2,214 | 10.8 mi | 77 |
| MS-252646 Gravel · Power at road | 4.8 | Jul 27, 2026 | $11,000 | 2,320 | 2,289 | 9.9 mi | 76 |
| MS-112566 Paved · Power at road | 4.5 | Jan 29, 2026 | $11,000 | 2,450 | 2,086 | 10.6 mi | 73 |
| MS-404679 Dirt · Off grid | 20.8 | Mar 4, 2026 | $23,600 | 1,139 | 1,764 | 7.7 mi | 71 |
| MS-573961 Landlocked · Power at road | 12.3 | Jul 13, 2025 | $20,500 | 1,658 | 2,674 | 10.1 mi | 65 |
| MS-851818 Dirt · Off grid | 2.6 | Jul 17, 2024 | $3,600 | 1,392 | 1,998 | 7.2 mi | 60 |
| MS-941562 Paved · Power at road | 2.2 | Jul 24, 2024 | $4,300 | 1,984 | 1,755 | 5.4 mi | 60 |
Show adjustment detail for the top comp
- Tract size (7.85 ac → 6.82 ac)+0.9%
- Access (Dirt → Paved)+37.2%
- Utilities (Power at road → Off grid)-15.0%
- Market time (5 mo)+1.6%
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.