MS-425272
6986 County Road 77
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Wayne County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Wayne market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Heavy wetland coverage — assume a delineation and permitting delay.
Gentle grade, straightforward to develop.
Inside the 100-year floodplain — insurance and elevation apply.
997 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 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 $50,732 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-456097 Landlocked · Off grid | 58.0 | Jul 27, 2026 | $85,600 | 1,476 | 3,495 | 6.5 mi | 79 |
| MS-524709 Dirt · Off grid | 21.2 | Apr 3, 2026 | $45,100 | 2,124 | 3,388 | 14.3 mi | 76 |
| MS-133750 Paved · Full utilities | 10.6 | Jul 27, 2026 | $52,500 | 4,960 | 3,680 | 12.6 mi | 68 |
| MS-713880 Landlocked · Power at road | 11.6 | Jun 8, 2026 | $19,900 | 1,711 | 2,725 | 8.5 mi | 67 |
| MS-684283 Gravel · Power at road | 15.6 | Jul 11, 2025 | $35,900 | 2,304 | 2,666 | 13.5 mi | 64 |
| MS-496437 Paved · Power at road | 74.2 | Apr 4, 2025 | $276,200 | 3,723 | 4,808 | 15.3 mi | 58 |
| MS-486441 Dirt · Off grid | 74.4 | Jan 18, 2025 | $112,900 | 1,517 | 3,191 | 15.3 mi | 57 |
Show adjustment detail for the top comp
- Tract size (57.98 ac → 31.9 ac)+11.9%
- Access (Landlocked → Gravel)+47.1%
- Utilities (Off grid → Full utilities)+43.5%
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.