MS-213608
5962 County Road 280
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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?
2 items to verify before you offer.
Little to no mapped wetland coverage.
Gentle grade, straightforward to develop.
Outside the mapped floodplain.
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 $7,146 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 | 2,956 | 0.6 mi | 81 |
| MS-712714 Gravel · Power at road | 5.0 | Jul 27, 2026 | $23,300 | 4,652 | 3,811 | 5.9 mi | 78 |
| MS-864470 Dirt · Power at road | 17.8 | Dec 26, 2025 | $41,200 | 2,307 | 2,488 | 5.0 mi | 70 |
| MS-132810 Gravel · Power at road | 5.4 | Feb 9, 2025 | $27,000 | 5,032 | 4,389 | 3.0 mi | 70 |
| MS-293970 Paved · Power at road | 12.4 | Apr 9, 2024 | $62,600 | 5,043 | 4,082 | 3.9 mi | 69 |
| MS-944215 Paved · Power at road | 14.8 | Nov 10, 2024 | $62,400 | 4,208 | 3,389 | 5.0 mi | 68 |
| MS-394504 Paved · Power at road | 18.3 | Jul 22, 2025 | $83,100 | 4,543 | 3,644 | 5.4 mi | 67 |
| MS-785280 Paved · Power at road | 32.1 | Oct 27, 2025 | $121,600 | 3,791 | 3,261 | 1.0 mi | 66 |
| MS-752708 Paved · Power at road | 5.0 | Nov 24, 2024 | $16,500 | 3,306 | 2,456 | 10.7 mi | 65 |
| MS-822786 Dirt · Power at road | 5.3 | Feb 7, 2025 | $19,300 | 3,665 | 3,715 | 8.8 mi | 63 |
Show adjustment detail for the top comp
- Tract size (6.14 ac → 9.55 ac)-2.8%
- Access (Landlocked → Gravel)+47.1%
- Utilities (Full utilities → Off grid)-30.3%
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.