Tallahatchie County, MS · Sold

MS-508601

7099 County Road 199

$1,180,000

$3,317/ac · 356 ac

Offer report Market this tract

Acreage356 ac

Price per acre$3,317/ac

ZoningResidential

Road accessPaved

UtilitiesOff grid

TopographySloped

ListedMay 16, 2024

Coordinates34.0251, -90.1563

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County GIS boundary

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.

County market

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?

Due diligence

1 item to verify before you offer.

Risk index

Low risk

Wetlands0.6% of tract

Little to no mapped wetland coverage.

Average slope10.2%

Rolling to steep in places; pad prep likely.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

4,520 ft of deeded road frontage.

Power600 ft away

Power at or near the road.

Buildable area335.89 of 355.70 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$905,542

$772,082 – $1,039,003 · $2,546/ac on 356 ac

Asking vs estimate

+30.3%

Priced above the comp set

Weighted from 7 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $1,180,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$517,453

$1,455/ac · +30.0% target margin

You need $662,547 off asking to hit this margin.

All-in cost$561,437

Net resale$833,099

Projected profit$271,663

ROI+48.4%

Annualized+69.2%

Break-even resale$1,716/ac

Profit if resale lands off target

-20%

$105,043

-10%

$188,353

$271,663

+10%

$354,972

+20%

$438,282

Comparable sales7 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-118877 Gravel · Power at road	434.4	Jan 21, 2026	$1,147,200	2,641	2,878	1.0 mi	81
MS-468654 Gravel · Power at road	369.6	Dec 23, 2025	$746,100	2,019	2,103	5.7 mi	80
MS-559385 Gravel · Full utilities	627.7	Jul 27, 2026	$1,338,200	2,132	2,084	2.8 mi	78
MS-807657 Dirt · Power at road	179.5	Oct 27, 2025	$439,900	2,451	2,430	1.9 mi	75
MS-428289 Gravel · Off grid	283.7	Sep 5, 2024	$665,900	2,347	2,804	9.0 mi	69
MS-917986 Dirt · Off grid	227.8	Nov 6, 2024	$554,800	2,435	3,156	5.5 mi	68
MS-559218 Dirt · Off grid	556.2	Jan 27, 2025	$813,900	1,463	2,445	9.9 mi	67

Show adjustment detail for the top comp

Tract size (434.43 ac → 355.7 ac)+6.1%
Access (Gravel → Paved)+18.0%
Utilities (Power at road → Off grid)-15.0%
Market time (7 mo)+2.4%

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.

Build the listing kit Post a deal or JV