MS-958264
4361 County Road 204
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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.
Little to no mapped wetland coverage.
Rolling to steep in places; pad prep likely.
Outside the mapped floodplain.
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 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 $92,569 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 | 1,435 | 4.3 mi | 86 |
| MS-478533 Landlocked · Off grid | 338.6 | Aug 19, 2024 | $196,200 | 579 | 782 | 6.0 mi | 72 |
| MS-399244 Landlocked · Power at road | 566.7 | Oct 2, 2024 | $548,600 | 968 | 1,289 | 10.5 mi | 69 |
| MS-857231 Gravel · Power at road | 131.8 | Feb 2, 2026 | $246,100 | 1,867 | 1,056 | 10.3 mi | 68 |
| MS-817662 Gravel · Off grid | 180.2 | Jun 1, 2025 | $289,200 | 1,605 | 1,193 | 9.3 mi | 67 |
| MS-247371 Paved · Off grid | 145.9 | Sep 29, 2024 | $178,000 | 1,220 | 745 | 7.0 mi | 67 |
| MS-688848 Gravel · Full utilities | 425.4 | Dec 18, 2024 | $606,700 | 1,426 | 963 | 6.7 mi | 67 |
| MS-478978 Landlocked · Off grid | 467.4 | Nov 19, 2024 | $272,500 | 583 | 858 | 12.5 mi | 65 |
| MS-507556 Dirt · Full utilities | 166.8 | Mar 6, 2025 | $270,700 | 1,623 | 966 | 11.9 mi | 63 |
| MS-519805 Dirt · Power at road | 850.9 | Oct 31, 2024 | $1,086,100 | 1,276 | 1,518 | 9.0 mi | 58 |
Show adjustment detail for the top comp
- Tract size (246.01 ac → 278.65 ac)-3.5%
- Access (Gravel → Landlocked)-32.0%
- 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.