MS-565928
4485 County Road 16
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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.
No legal access of record — resale is severely limited.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 10 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 $88,345 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-825780 Paved · Full utilities | 46.1 | Jul 17, 2026 | $267,800 | 5,811 | 2,696 | 9.8 mi | 81 |
| MS-746035 Dirt · Power at road | 55.4 | May 18, 2025 | $229,000 | 4,130 | 3,492 | 5.8 mi | 78 |
| MS-375370 Gravel · Off grid | 34.2 | Apr 20, 2026 | $151,000 | 4,409 | 3,315 | 2.9 mi | 78 |
| MS-165137 Landlocked · Full utilities | 28.9 | Jul 6, 2026 | $125,500 | 4,341 | 3,224 | 9.5 mi | 76 |
| MS-986465 Dirt · Power at road | 75.7 | Feb 4, 2025 | $148,400 | 1,960 | 1,794 | 5.6 mi | 71 |
| MS-684657 Gravel · Off grid | 20.4 | Jul 27, 2026 | $64,500 | 3,159 | 2,174 | 7.6 mi | 71 |
| MS-644564 Dirt · Off grid | 19.1 | Jul 27, 2026 | $65,700 | 3,442 | 2,731 | 6.7 mi | 70 |
| MS-135020 Landlocked · Off grid | 26.6 | Aug 22, 2025 | $55,600 | 2,091 | 2,281 | 9.7 mi | 68 |
| MS-365055 Paved · Off grid | 27.3 | Jan 26, 2026 | $136,900 | 5,023 | 3,115 | 11.5 mi | 67 |
| MS-807657 Dirt · Power at road | 179.5 | Oct 27, 2025 | $439,900 | 2,451 | 2,712 | 11.3 mi | 61 |
Show adjustment detail for the top comp
- Tract size (46.09 ac → 51.3 ac)-2.1%
- Access (Paved → Landlocked)-42.4%
- Utilities (Full utilities → Power at road)-18.0%
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.