MS-293970
3807 County Road 121
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?
1 item to verify before you offer.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
446 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 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 $35,213 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-692998 Landlocked · Full utilities | 6.1 | Jul 27, 2026 | $18,200 | 2,963 | 4,012 | 4.4 mi | 80 |
| MS-785280 Paved · Power at road | 32.1 | Oct 27, 2025 | $121,600 | 3,791 | 4,427 | 4.2 mi | 75 |
| MS-864470 Dirt · Power at road | 17.8 | Dec 26, 2025 | $41,200 | 2,307 | 3,377 | 8.0 mi | 74 |
| MS-394504 Paved · Power at road | 18.3 | Jul 22, 2025 | $83,100 | 4,543 | 4,947 | 8.8 mi | 74 |
| MS-944215 Paved · Power at road | 14.8 | Nov 10, 2024 | $62,400 | 4,208 | 4,600 | 8.8 mi | 74 |
| MS-712714 Gravel · Power at road | 5.0 | Jul 27, 2026 | $23,300 | 4,652 | 5,173 | 5.6 mi | 74 |
| MS-213608 Gravel · Off grid | 9.6 | Mar 12, 2025 | $27,600 | 2,893 | 4,163 | 3.9 mi | 72 |
| MS-132810 Gravel · Power at road | 5.4 | Feb 9, 2025 | $27,000 | 5,032 | 5,958 | 4.1 mi | 70 |
| MS-735504 Gravel · Full utilities | 37.7 | Jul 27, 2026 | $188,100 | 4,985 | 5,613 | 9.7 mi | 67 |
| MS-822786 Dirt · Power at road | 5.3 | Feb 7, 2025 | $19,300 | 3,665 | 5,043 | 10.1 mi | 61 |
Show adjustment detail for the top comp
- Tract size (6.14 ac → 12.42 ac)-5.0%
- Access (Landlocked → Paved)+73.5%
- 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.