MS-413352
8081 County Road 196
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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?
5 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.
Access by easement; pull and read the recorded document.
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 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 $21,100 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-644564 Dirt · Off grid | 19.1 | Jul 27, 2026 | $65,700 | 3,442 | 3,746 | 4.8 mi | 77 |
| MS-684657 Gravel · Off grid | 20.4 | Jul 27, 2026 | $64,500 | 3,159 | 2,983 | 10.0 mi | 75 |
| MS-343125 Dirt · Power at road | 6.7 | Jul 29, 2024 | $33,400 | 4,968 | 4,539 | 11.9 mi | 70 |
| MS-283644 Gravel · Off grid | 9.8 | May 26, 2024 | $39,400 | 4,016 | 3,835 | 9.6 mi | 68 |
| MS-365055 Paved · Off grid | 27.3 | Jan 26, 2026 | $136,900 | 5,023 | 4,273 | 4.6 mi | 66 |
| MS-135020 Landlocked · Off grid | 26.6 | Aug 22, 2025 | $55,600 | 2,091 | 3,129 | 2.1 mi | 65 |
| MS-592718 Landlocked · Power at road | 5.0 | Oct 10, 2024 | $17,800 | 3,559 | 4,018 | 7.7 mi | 65 |
| MS-912167 Gravel · Power at road | 3.4 | Jun 30, 2025 | $17,300 | 5,134 | 3,772 | 7.4 mi | 63 |
| MS-654316 Gravel · Full utilities | 16.0 | Nov 25, 2024 | $105,000 | 6,579 | 4,495 | 9.0 mi | 61 |
| MS-374610 Dirt · Off grid | 19.8 | Mar 25, 2024 | $76,800 | 3,891 | 4,670 | 11.8 mi | 59 |
Show adjustment detail for the top comp
- Tract size (19.1 ac → 7.94 ac)+8.6%
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.