MS-688848
3331 County Road 173
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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.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
3,324 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 $247,362 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-758092 Gravel · Power at road | 246.0 | Jun 28, 2026 | $535,100 | 2,175 | 2,273 | 6.3 mi | 78 |
| MS-958264 Landlocked · Power at road | 278.6 | Jul 27, 2026 | $217,700 | 781 | 1,241 | 6.7 mi | 77 |
| MS-478533 Landlocked · Off grid | 338.6 | Aug 19, 2024 | $196,200 | 579 | 1,239 | 9.4 mi | 72 |
| MS-478978 Landlocked · Off grid | 467.4 | Nov 19, 2024 | $272,500 | 583 | 1,358 | 11.0 mi | 70 |
| MS-507556 Dirt · Full utilities | 166.8 | Mar 6, 2025 | $270,700 | 1,623 | 1,530 | 10.6 mi | 65 |
| MS-857231 Gravel · Power at road | 131.8 | Feb 2, 2026 | $246,100 | 1,867 | 1,672 | 9.8 mi | 65 |
| MS-399244 Landlocked · Power at road | 566.7 | Oct 2, 2024 | $548,600 | 968 | 2,043 | 13.2 mi | 64 |
| MS-817662 Gravel · Off grid | 180.2 | Jun 1, 2025 | $289,200 | 1,605 | 1,890 | 10.3 mi | 64 |
| MS-519805 Dirt · Power at road | 850.9 | Oct 31, 2024 | $1,086,100 | 1,276 | 2,405 | 12.3 mi | 60 |
| MS-469843 Dirt · Power at road | 874.6 | Aug 19, 2024 | $599,000 | 685 | 1,311 | 12.3 mi | 58 |
Show adjustment detail for the top comp
- Tract size (246.01 ac → 425.39 ac)-14.8%
- Utilities (Power at road → Full utilities)+22.0%
- Market time (2 mo)+0.6%
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.