MS-281019
4407 County Road 2
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Smith County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Smith market data →Step 1 · Is this a deal?
5 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.
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 5 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 $777 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-701229 Landlocked · Full utilities | 1.7 | Apr 26, 2024 | $8,400 | 4,941 | 3,785 | 2.9 mi | 79 |
| MS-240663 Gravel · Off grid | 1.1 | Nov 28, 2023 | $5,800 | 5,172 | 3,905 | 5.9 mi | 69 |
| MS-261908 Dirt · Full utilities | 2.8 | Dec 19, 2024 | $19,600 | 7,018 | 4,190 | 7.8 mi | 67 |
| MS-233192 Landlocked · Full utilities | 7.1 | Nov 2, 2025 | $19,500 | 2,754 | 2,089 | 6.0 mi | 62 |
| MS-272928 Paved · Full utilities | 5.8 | Jul 30, 2024 | $33,800 | 5,781 | 2,628 | 6.9 mi | 55 |
Show adjustment detail for the top comp
- Utilities (Full utilities → Off grid)-30.3%
- Market time (28 mo)+9.7%
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.