MS-713880
4039 County Road 380
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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?
4 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.
No legal access of record — resale is severely limited.
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 $4,510 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-133750 Paved · Full utilities | 10.6 | Jul 27, 2026 | $52,500 | 4,960 | 2,329 | 4.1 mi | 85 |
| MS-772623 Landlocked · Power at road | 4.7 | Jul 27, 2026 | $10,200 | 2,171 | 2,052 | 2.3 mi | 78 |
| MS-684283 Gravel · Power at road | 15.6 | Jul 11, 2025 | $35,900 | 2,304 | 1,687 | 7.7 mi | 77 |
| MS-752507 Landlocked · Off grid | 4.3 | Jul 27, 2026 | $8,400 | 1,952 | 2,164 | 3.7 mi | 75 |
| MS-792854 Paved · Power at road | 5.5 | Oct 18, 2025 | $22,800 | 4,131 | 2,341 | 8.4 mi | 72 |
| MS-524709 Dirt · Off grid | 21.2 | Apr 3, 2026 | $45,100 | 2,124 | 2,144 | 6.2 mi | 72 |
| MS-425272 Gravel · Full utilities | 31.9 | Jul 19, 2026 | $118,800 | 3,723 | 2,363 | 8.5 mi | 68 |
| MS-903323 Gravel · Off grid | 7.8 | Apr 25, 2024 | $24,500 | 3,159 | 2,687 | 4.2 mi | 66 |
| MS-852346 Dirt · Full utilities | 3.8 | Aug 29, 2025 | $11,300 | 2,958 | 1,866 | 6.1 mi | 62 |
Show adjustment detail for the top comp
- Tract size (10.59 ac → 11.64 ac)-0.8%
- Access (Paved → Landlocked)-42.4%
- Utilities (Full utilities → Power at road)-18.0%
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.