Perry County, MS · Sold

MS-146185

658 County Road 218

$231,500

$3,746/ac · 61.80 ac

Offer report Market this tract

Acreage61.80 ac

Price per acre$3,746/ac

ZoningResidential

Road accessLandlocked

UtilitiesFull utilities

TopographyFlat

ListedApr 1, 2026

Coordinates31.2095, -88.8966

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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

1 item to verify before you offer.

Risk index

Moderate risk

Wetlands9.6% of tract

Little to no mapped wetland coverage.

Average slope3.6%

Gentle grade, straightforward to develop.

Flood zoneX

Outside the mapped floodplain.

Legal accessLandlocked

No legal access of record — resale is severely limited.

PowerOn site

Power at or near the road.

Buildable area53.07 of 61.80 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$152,892

$136,211 – $169,572 · $2,474/ac on 61.80 ac

Asking vs estimate

+51.4%

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 $231,500

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$87,367

$1,414/ac · +30.0% target margin

You need $144,133 off asking to hit this margin.

All-in cost$94,793

Net resale$140,660

Projected profit$45,867

ROI+48.4%

Annualized+69.2%

Break-even resale$1,667/ac

Profit if resale lands off target

-20%

$17,735

-10%

$31,801

$45,867

+10%

$59,933

+20%

$73,999

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-396089 Gravel · Off grid	57.6	Jul 27, 2026	$162,000	2,811	2,709	6.0 mi	85
MS-826209 Gravel · Power at road	62.9	Jul 27, 2026	$168,400	2,678	2,235	7.9 mi	84
MS-156866 Dirt · Power at road	101.2	Mar 14, 2026	$273,600	2,703	2,975	6.8 mi	77
MS-707440 Gravel · Off grid	153.4	Jul 27, 2026	$280,900	1,831	2,235	4.9 mi	77
MS-965968 Gravel · Off grid	52.8	Dec 12, 2024	$115,200	2,181	2,205	1.9 mi	74
MS-535687 Gravel · Off grid	43.1	Sep 3, 2024	$110,400	2,563	2,515	0.5 mi	71
MS-454715 Dirt · Full utilities	21.3	Mar 10, 2026	$77,300	3,629	2,426	8.3 mi	67

Show adjustment detail for the top comp

Tract size (57.65 ac → 61.8 ac)-1.5%
Access (Gravel → Landlocked)-32.0%
Utilities (Off grid → Full utilities)+43.5%

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