MS-343520
8047 County Road 198
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
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 7 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.
Asking price already clears your margin by $378.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-233192 Landlocked · Full utilities | 7.1 | Nov 2, 2025 | $19,500 | 2,754 | 1,950 | 8.5 mi | 76 |
| MS-973807 Gravel · Full utilities | 11.0 | Sep 1, 2024 | $74,000 | 6,701 | 3,493 | 5.9 mi | 70 |
| MS-272928 Paved · Full utilities | 5.8 | Jul 30, 2024 | $33,800 | 5,781 | 2,454 | 3.9 mi | 67 |
| MS-261908 Dirt · Full utilities | 2.8 | Dec 19, 2024 | $19,600 | 7,018 | 3,913 | 2.1 mi | 61 |
| MS-955255 Gravel · Off grid | 31.5 | Feb 5, 2024 | $166,000 | 5,268 | 4,586 | 2.7 mi | 59 |
| MS-701229 Landlocked · Full utilities | 1.7 | Apr 26, 2024 | $8,400 | 4,941 | 3,535 | 6.6 mi | 54 |
| MS-105403 Dirt · Power at road | 35.1 | Dec 19, 2023 | $113,300 | 3,230 | 2,844 | 6.0 mi | 53 |
Show adjustment detail for the top comp
- Tract size (7.07 ac → 8.96 ac)-1.6%
- Utilities (Full utilities → Off grid)-30.3%
- Market time (9 mo)+3.3%
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.