MS-747475
188 County Road 34
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Sunflower County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Sunflower market data →Step 1 · Is this a deal?
4 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.
1,508 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 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.
You need $95,875 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-387370 Gravel · Off grid | 145.8 | Jul 27, 2026 | $437,400 | 3,000 | 2,533 | 5.0 mi | 91 |
| MS-476727 Dirt · Power at road | 91.5 | Mar 19, 2026 | $223,600 | 2,443 | 1,839 | 3.7 mi | 82 |
| MS-637213 Dirt · Off grid | 130.1 | Jan 10, 2025 | $265,200 | 2,038 | 2,068 | 6.1 mi | 76 |
| MS-208751 Dirt · Power at road | 396.5 | Oct 29, 2025 | $773,000 | 1,949 | 2,228 | 7.8 mi | 71 |
| MS-798384 Dirt · Power at road | 304.0 | Jul 4, 2025 | $539,200 | 1,774 | 1,899 | 7.9 mi | 68 |
| MS-328648 Dirt · Off grid | 368.0 | Jul 10, 2024 | $529,800 | 1,440 | 1,994 | 8.9 mi | 63 |
| MS-606488 Gravel · Full utilities | 77.0 | Dec 8, 2024 | $211,400 | 2,747 | 1,473 | 6.4 mi | 62 |
Show adjustment detail for the top comp
- Tract size (145.81 ac → 157.34 ac)-2.0%
- Access (Gravel → Dirt)-14.0%
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.