Perry County, MS · Sold

MS-156866

9827 County Road 161

$270,100

$2,669/ac · 101 ac

Offer report Market this tract

Acreage101 ac

Price per acre$2,669/ac

ZoningResidential

Road accessDirt

UtilitiesPower at road

TopographyWooded

ListedJan 17, 2026

Coordinates31.1928, -89.0102

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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

Perry County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.

View Perry market data →

Step 1 · Is this a deal?

Due diligence

No material red flags on the mapped layers.

Risk index

Low risk

Wetlands9.4% of tract

Little to no mapped wetland coverage.

Average slope2.3%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

1,357 ft of deeded road frontage.

Power2 ft away

Power at or near the road.

Buildable area87.11 of 101.21 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$247,063

$194,963 – $299,164 · $2,441/ac on 101 ac

Asking vs estimate

+9.3%

Priced above the comp set

Weighted from 7 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 $270,100

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$141,179

$1,395/ac · +30.0% target margin

You need $128,921 off asking to hit this margin.

All-in cost$153,179

Net resale$227,298

Projected profit$74,119

ROI+48.4%

Annualized+69.2%

Break-even resale$1,645/ac

Profit if resale lands off target

-20%

$28,659

-10%

$51,389

$74,119

+10%

$96,849

+20%

$119,579

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-707440 Gravel · Off grid	153.4	Jul 27, 2026	$280,900	1,831	2,067	4.8 mi	83
MS-826209 Gravel · Power at road	62.9	Jul 27, 2026	$168,400	2,678	2,067	2.3 mi	81
MS-146185 Landlocked · Full utilities	61.8	Jul 27, 2026	$236,800	3,832	3,551	6.8 mi	81
MS-396089 Gravel · Off grid	57.6	Jul 27, 2026	$162,000	2,811	2,505	3.1 mi	78
MS-965968 Gravel · Off grid	52.8	Dec 12, 2024	$115,200	2,181	2,039	8.2 mi	62
MS-535687 Gravel · Off grid	43.1	Sep 3, 2024	$110,400	2,563	2,326	6.4 mi	60
MS-748148 Landlocked · Power at road	256.2	Aug 13, 2024	$353,000	1,378	2,425	9.4 mi	59

Show adjustment detail for the top comp

Tract size (153.4 ac → 101.21 ac)+11.3%
Access (Gravel → Dirt)-14.0%
Utilities (Off grid → Power at road)+17.6%

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.

Build the listing kit Post a deal or JV