MS-864470
3652 County Road 41
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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
Access by easement; pull and read the recorded document.
Power at or near the road.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 9 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 $9,165 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-394504 Paved · Power at road | 18.3 | Jul 22, 2025 | $83,100 | 4,543 | 3,469 | 7.3 mi | 83 |
| MS-735504 Gravel · Full utilities | 37.7 | Jul 27, 2026 | $188,100 | 4,985 | 3,936 | 2.0 mi | 77 |
| MS-944215 Paved · Power at road | 14.8 | Nov 10, 2024 | $62,400 | 4,208 | 3,226 | 6.1 mi | 73 |
| MS-785280 Paved · Power at road | 32.1 | Oct 27, 2025 | $121,600 | 3,791 | 3,104 | 5.8 mi | 71 |
| MS-692998 Landlocked · Full utilities | 6.1 | Jul 27, 2026 | $18,200 | 2,963 | 2,814 | 4.5 mi | 71 |
| MS-822786 Dirt · Power at road | 5.3 | Feb 7, 2025 | $19,300 | 3,665 | 3,537 | 5.0 mi | 68 |
| MS-293970 Paved · Power at road | 12.4 | Apr 9, 2024 | $62,600 | 5,043 | 3,886 | 8.0 mi | 66 |
| MS-213608 Gravel · Off grid | 9.6 | Mar 12, 2025 | $27,600 | 2,893 | 2,920 | 5.0 mi | 66 |
| MS-132810 Gravel · Power at road | 5.4 | Feb 9, 2025 | $27,000 | 5,032 | 4,178 | 4.1 mi | 61 |
Show adjustment detail for the top comp
- Access (Paved → Dirt)-27.1%
- Market time (13 mo)+4.5%
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.