MS-538113
3617 County Road 145
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.
Access by easement; pull and read the recorded document.
Power at or near the road.
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 $409,300 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-588438 Gravel · Full utilities | 316.1 | Jul 22, 2024 | $718,700 | 2,274 | 2,558 | 3.2 mi | 75 |
| MS-509882 Dirt · Off grid | 899.7 | May 21, 2026 | $1,261,100 | 1,402 | 3,356 | 2.2 mi | 73 |
| MS-857732 Gravel · Power at road | 189.5 | Jan 21, 2024 | $530,000 | 2,796 | 3,383 | 7.2 mi | 72 |
| MS-489581 Landlocked · Power at road | 723.4 | Mar 31, 2025 | $821,400 | 1,135 | 2,861 | 7.2 mi | 62 |
| MS-599540 Dirt · Off grid | 702.3 | Feb 3, 2025 | $995,900 | 1,418 | 3,315 | 4.4 mi | 61 |
Show adjustment detail for the top comp
- Tract size (316.08 ac → 249.78 ac)+7.0%
- Access (Gravel → Paved)+18.0%
- Utilities (Full utilities → Power at road)-18.0%
- Market time (25 mo)+8.7%
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.