MS-559218
3435 County Road 189
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Tallahatchie County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Tallahatchie 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.
2,476 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 $266,449 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-559385 Gravel · Full utilities | 627.7 | Jul 27, 2026 | $1,338,200 | 2,132 | 1,328 | 7.1 mi | 83 |
| MS-118877 Gravel · Power at road | 434.4 | Jan 21, 2026 | $1,147,200 | 2,641 | 1,834 | 10.2 mi | 78 |
| MS-468654 Gravel · Power at road | 369.6 | Dec 23, 2025 | $746,100 | 2,019 | 1,341 | 5.4 mi | 73 |
| MS-917986 Dirt · Off grid | 227.8 | Nov 6, 2024 | $554,800 | 2,435 | 2,012 | 7.2 mi | 69 |
| MS-508601 Paved · Off grid | 355.7 | Jun 3, 2025 | $1,223,700 | 3,440 | 2,304 | 9.9 mi | 68 |
| MS-428289 Gravel · Off grid | 283.7 | Sep 5, 2024 | $665,900 | 2,347 | 1,787 | 1.1 mi | 68 |
| MS-807657 Dirt · Power at road | 179.5 | Oct 27, 2025 | $439,900 | 2,451 | 1,549 | 11.0 mi | 63 |
Show adjustment detail for the top comp
- Tract size (627.68 ac → 556.16 ac)+3.8%
- Access (Gravel → Dirt)-14.0%
- Utilities (Full utilities → Off grid)-30.3%
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.