MS-240663
798 County Road 199
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.
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?
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.
109 ft of deeded road frontage.
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 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 $3,370 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-281019 Landlocked · Off grid | 1.5 | Mar 14, 2026 | $3,800 | 2,596 | 3,899 | 5.9 mi | 79 |
| MS-701229 Landlocked · Full utilities | 1.7 | Apr 26, 2024 | $8,400 | 4,941 | 5,586 | 6.3 mi | 65 |
| MS-233192 Landlocked · Full utilities | 7.1 | Nov 2, 2025 | $19,500 | 2,754 | 3,082 | 5.4 mi | 62 |
| MS-261908 Dirt · Full utilities | 2.8 | Dec 19, 2024 | $19,600 | 7,018 | 6,183 | 4.9 mi | 61 |
| MS-272928 Paved · Full utilities | 5.8 | Jul 30, 2024 | $33,800 | 5,781 | 3,877 | 1.3 mi | 60 |
| MS-343520 Landlocked · Off grid | 9.0 | Nov 12, 2025 | $15,100 | 1,682 | 2,742 | 3.1 mi | 60 |
Show adjustment detail for the top comp
- Access (Landlocked → Gravel)+47.1%
- Market time (5 mo)+1.8%
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.