MS-857732
1820 County Road 212
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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?
3 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.
3,390 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $211,609 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-538113 Paved · Power at road | 249.8 | Aug 2, 2025 | $864,000 | 3,459 | 3,306 | 7.2 mi | 78 |
| MS-588438 Gravel · Full utilities | 316.1 | Jul 22, 2024 | $718,700 | 2,274 | 2,343 | 6.3 mi | 72 |
| MS-509882 Dirt · Off grid | 899.7 | May 21, 2026 | $1,261,100 | 1,402 | 3,073 | 9.0 mi | 66 |
| MS-489581 Landlocked · Power at road | 723.4 | Mar 31, 2025 | $821,400 | 1,135 | 2,621 | 10.6 mi | 57 |
| MS-599540 Dirt · Off grid | 702.3 | Feb 3, 2025 | $995,900 | 1,418 | 3,036 | 10.9 mi | 55 |
| MS-105403 Dirt · Power at road | 35.1 | Dec 19, 2023 | $113,300 | 3,230 | 2,829 | 13.3 mi | 49 |
Show adjustment detail for the top comp
- Tract size (249.78 ac → 189.53 ac)+8.1%
- Access (Paved → Gravel)-15.3%
- Market time (12 mo)+4.4%
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.