Poinsett County, AR · Sold

AR-606802

1712 County Road 196

$352,000

$3,923/ac · 89.72 ac

Offer report Market this tract

Acreage89.72 ac

Price per acre$3,923/ac

ZoningMixed Use

Road accessGravel

UtilitiesOff grid

TopographyWooded

ListedNov 27, 2025

Coordinates35.5922, -90.6008

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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

Poinsett County, Arkansas. Ozark hunting camps and Delta row-crop ground at some of the South's lowest entry prices.

View Poinsett market data →

Step 1 · Is this a deal?

Due diligence

5 items to verify before you offer.

Risk index

Moderate risk

Wetlands13.3% of tract

Partial wetlands. Verify the delineated build envelope.

Average slope9.1%

Gentle grade, straightforward to develop.

Flood zoneShaded X

Moderate flood hazard on part of the tract.

Legal accessRecorded easement

Access by easement; pull and read the recorded document.

Power6,410 ft away

A long utility run — price in solar/off-grid instead.

Buildable area73.90 of 89.72 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$283,383

$207,437 – $359,329 · $3,159/ac on 89.72 ac

Asking vs estimate

+24.2%

Priced above the comp set

Weighted from 8 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 $352,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$161,933

$1,805/ac · +30.0% target margin

You need $190,067 off asking to hit this margin.

All-in cost$175,697

Net resale$260,712

Projected profit$85,015

ROI+48.4%

Annualized+69.2%

Break-even resale$2,129/ac

Profit if resale lands off target

-20%

$32,872

-10%

$58,944

$85,015

+10%

$111,086

+20%

$137,157

Comparable sales8 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
AR-856844 Dirt · Off grid	92.5	Mar 2, 2026	$197,100	2,131	2,544	5.8 mi	83
AR-767158 Paved · Power at road	116.1	Jun 13, 2026	$514,100	4,428	3,424	3.4 mi	82
AR-386950 Dirt · Power at road	99.9	Dec 13, 2025	$483,400	4,840	5,048	7.1 mi	77
AR-166054 Gravel · Power at road	52.2	Jul 27, 2026	$163,300	3,128	2,363	10.8 mi	76
AR-207522 Paved · Power at road	151.2	Apr 5, 2026	$505,400	3,344	2,792	6.6 mi	73
AR-747118 Dirt · Full utilities	112.8	Mar 5, 2025	$290,100	2,572	2,338	6.9 mi	71
AR-695563 Gravel · Power at road	36.6	Jun 9, 2026	$180,000	4,921	3,493	10.0 mi	70
AR-518410 Gravel · Full utilities	287.6	Jul 11, 2025	$934,600	3,250	3,236	5.8 mi	63

Show adjustment detail for the top comp

Tract size (92.5 ac → 89.72 ac)+0.7%
Access (Dirt → Gravel)+16.3%
Market time (5 mo)+1.9%

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.

Build the listing kit Post a deal or JV