MS-868065
1508 County Road 133
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Washington County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Washington market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
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 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 $264,773 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-138192 Paved · Off grid | 264.5 | Jul 27, 2026 | $592,800 | 2,241 | 1,954 | 2.4 mi | 88 |
| MS-297796 Dirt · Power at road | 198.5 | Nov 21, 2025 | $309,400 | 1,559 | 1,503 | 7.3 mi | 75 |
| MS-916739 Landlocked · Power at road | 92.3 | Jul 27, 2026 | $208,200 | 2,256 | 2,190 | 9.5 mi | 73 |
| MS-346795 Landlocked · Off grid | 96.1 | Mar 5, 2026 | $146,800 | 1,527 | 1,791 | 2.2 mi | 72 |
| MS-227334 Gravel · Power at road | 142.1 | Oct 16, 2025 | $328,000 | 2,309 | 1,756 | 8.5 mi | 71 |
| MS-869161 Dirt · Off grid | 533.7 | Jan 2, 2025 | $591,000 | 1,107 | 1,738 | 9.0 mi | 63 |
Show adjustment detail for the top comp
- Tract size (264.49 ac → 241.24 ac)+2.7%
- Access (Paved → Gravel)-15.3%
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.