MS-861034
2451 County Road 40
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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.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
313 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 6 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 $663 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-250341 Gravel · Off grid | 0.9 | May 8, 2025 | $3,100 | 3,393 | 3,554 | 11.8 mi | 73 |
| MS-912167 Gravel · Power at road | 3.4 | Jun 30, 2025 | $17,300 | 5,134 | 4,656 | 8.6 mi | 66 |
| MS-280065 Paved · Power at road | 0.7 | May 22, 2024 | $4,500 | 6,169 | 4,824 | 8.3 mi | 60 |
| MS-413352 Dirt · Off grid | 7.9 | Sep 27, 2024 | $32,900 | 4,140 | 5,514 | 3.2 mi | 57 |
| MS-592718 Landlocked · Power at road | 5.0 | Oct 10, 2024 | $17,800 | 3,559 | 4,959 | 8.7 mi | 55 |
| MS-343125 Dirt · Power at road | 6.7 | Jul 29, 2024 | $33,400 | 4,968 | 5,602 | 13.4 mi | 50 |
Show adjustment detail for the top comp
- Tract size (0.9 ac → 1.48 ac)-0.6%
- Market time (15 mo)+5.3%
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.