MS-735504
1116 County Road 223
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.
Rolling to steep in places; pad prep likely.
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 7 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 $104,382 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-785280 Paved · Power at road | 32.1 | Oct 27, 2025 | $121,600 | 3,791 | 3,940 | 7.7 mi | 75 |
| MS-864470 Dirt · Power at road | 17.8 | Dec 26, 2025 | $41,200 | 2,307 | 3,006 | 2.0 mi | 71 |
| MS-916739 Landlocked · Power at road | 92.3 | Jul 27, 2026 | $208,200 | 2,256 | 4,900 | 8.3 mi | 71 |
| MS-346795 Landlocked · Off grid | 96.1 | Mar 5, 2026 | $146,800 | 1,527 | 4,007 | 4.5 mi | 69 |
| MS-394504 Paved · Power at road | 18.3 | Jul 22, 2025 | $83,100 | 4,543 | 4,404 | 8.9 mi | 64 |
| MS-944215 Paved · Power at road | 14.8 | Nov 10, 2024 | $62,400 | 4,208 | 4,095 | 7.6 mi | 59 |
| MS-293970 Paved · Power at road | 12.4 | Apr 9, 2024 | $62,600 | 5,043 | 4,932 | 9.7 mi | 54 |
Show adjustment detail for the top comp
- Tract size (32.08 ac → 37.73 ac)-2.7%
- Access (Paved → Gravel)-15.3%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (10 mo)+3.4%
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.