MS-785280
470 County Road 318
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.
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?
No material red flags on the mapped layers.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
1,003 ft of deeded road frontage.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 8 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 $61,660 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-735504 Gravel · Full utilities | 37.7 | Jul 27, 2026 | $188,100 | 4,985 | 4,969 | 7.7 mi | 81 |
| MS-916739 Landlocked · Power at road | 92.3 | Jul 27, 2026 | $208,200 | 2,256 | 4,873 | 1.0 mi | 80 |
| MS-394504 Paved · Power at road | 18.3 | Jul 22, 2025 | $83,100 | 4,543 | 4,380 | 4.6 mi | 73 |
| MS-864470 Dirt · Power at road | 17.8 | Dec 26, 2025 | $41,200 | 2,307 | 2,990 | 5.8 mi | 72 |
| MS-293970 Paved · Power at road | 12.4 | Apr 9, 2024 | $62,600 | 5,043 | 4,905 | 4.2 mi | 68 |
| MS-944215 Paved · Power at road | 14.8 | Nov 10, 2024 | $62,400 | 4,208 | 4,072 | 4.5 mi | 68 |
| MS-346795 Landlocked · Off grid | 96.1 | Mar 5, 2026 | $146,800 | 1,527 | 3,985 | 11.4 mi | 63 |
| MS-213608 Gravel · Off grid | 9.6 | Mar 12, 2025 | $27,600 | 2,893 | 3,686 | 1.0 mi | 63 |
Show adjustment detail for the top comp
- Tract size (37.73 ac → 32.08 ac)+2.8%
- Access (Gravel → Paved)+18.0%
- 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.