MS-776610
6510 County Road 176
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Rankin County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Rankin market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $83,506 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-386760 Dirt · Off grid | 93.7 | Jan 20, 2026 | $131,100 | 1,399 | 1,367 | 11.3 mi | 80 |
| MS-916505 Dirt · Power at road | 77.9 | Jan 22, 2026 | $96,100 | 1,234 | 981 | 11.1 mi | 78 |
| MS-495143 Landlocked · Power at road | 29.1 | Jul 27, 2026 | $59,400 | 2,045 | 1,660 | 2.3 mi | 77 |
| MS-887839 Landlocked · Power at road | 204.8 | Jul 27, 2026 | $164,200 | 802 | 1,013 | 6.8 mi | 76 |
| MS-235308 Dirt · Off grid | 32.7 | Jul 27, 2026 | $77,300 | 2,360 | 1,817 | 2.5 mi | 74 |
| MS-157097 Dirt · Full utilities | 119.7 | Sep 26, 2025 | $270,500 | 2,261 | 1,658 | 5.9 mi | 73 |
| MS-974940 Gravel · Power at road | 25.1 | Jul 26, 2024 | $52,900 | 2,110 | 1,235 | 1.4 mi | 66 |
| MS-387397 Dirt · Off grid | 148.7 | Aug 5, 2024 | $173,100 | 1,164 | 1,357 | 10.0 mi | 61 |
| MS-648266 Dirt · Off grid | 279.1 | Feb 2, 2025 | $237,700 | 852 | 1,160 | 8.8 mi | 56 |
Show adjustment detail for the top comp
- Tract size (93.73 ac → 84.08 ac)+2.6%
- Access (Dirt → Landlocked)-20.9%
- Utilities (Off grid → Power at road)+17.6%
- Market time (7 mo)+2.4%
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.