MS-478533
3835 County Road 160
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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?
5 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.
No legal access of record — resale is severely limited.
Service extension needed; get a utility quote.
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 $41,095 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-958264 Landlocked · Power at road | 278.6 | Jul 27, 2026 | $217,700 | 781 | 629 | 6.0 mi | 84 |
| MS-758092 Gravel · Power at road | 246.0 | Jun 28, 2026 | $535,100 | 2,175 | 1,152 | 3.1 mi | 81 |
| MS-688848 Gravel · Full utilities | 425.4 | Dec 18, 2024 | $606,700 | 1,426 | 773 | 9.4 mi | 73 |
| MS-478978 Landlocked · Off grid | 467.4 | Nov 19, 2024 | $272,500 | 583 | 689 | 8.3 mi | 72 |
| MS-817662 Gravel · Off grid | 180.2 | Jun 1, 2025 | $289,200 | 1,605 | 958 | 4.0 mi | 70 |
| MS-399244 Landlocked · Power at road | 566.7 | Oct 2, 2024 | $548,600 | 968 | 1,035 | 4.5 mi | 68 |
| MS-507556 Dirt · Full utilities | 166.8 | Mar 6, 2025 | $270,700 | 1,623 | 776 | 7.6 mi | 67 |
| MS-857231 Gravel · Power at road | 131.8 | Feb 2, 2026 | $246,100 | 1,867 | 848 | 5.8 mi | 67 |
| MS-247371 Paved · Off grid | 145.9 | Sep 29, 2024 | $178,000 | 1,220 | 599 | 4.7 mi | 63 |
| MS-519805 Dirt · Power at road | 850.9 | Oct 31, 2024 | $1,086,100 | 1,276 | 1,219 | 3.1 mi | 62 |
Show adjustment detail for the top comp
- Tract size (278.65 ac → 338.6 ac)-5.5%
- Utilities (Power at road → Off grid)-15.0%
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.