MS-662787
4653 County Road 181
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Wilkinson County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Wilkinson 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.
442 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 $6,865 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-522806 Paved · Power at road | 5.3 | Mar 17, 2025 | $31,900 | 5,975 | 4,617 | 5.4 mi | 82 |
| MS-603066 Gravel · Power at road | 6.5 | Apr 19, 2026 | $23,300 | 3,615 | 3,185 | 8.8 mi | 79 |
| MS-183454 Landlocked · Off grid | 8.6 | Apr 23, 2026 | $21,200 | 2,479 | 3,845 | 6.8 mi | 74 |
| MS-143504 Landlocked · Off grid | 8.9 | Mar 31, 2026 | $16,800 | 1,898 | 2,959 | 12.1 mi | 70 |
| MS-854089 Gravel · Power at road | 13.5 | Dec 2, 2025 | $49,700 | 3,672 | 3,478 | 5.4 mi | 68 |
| MS-182145 Dirt · Full utilities | 3.3 | Jan 22, 2025 | $11,500 | 3,479 | 2,984 | 10.3 mi | 67 |
| MS-794164 Gravel · Power at road | 14.3 | Jan 26, 2025 | $56,900 | 3,985 | 3,927 | 1.3 mi | 65 |
| MS-734355 Paved · Off grid | 16.4 | Oct 28, 2025 | $63,400 | 3,862 | 3,737 | 5.5 mi | 63 |
| MS-343951 Paved · Off grid | 12.3 | Feb 3, 2025 | $54,000 | 4,406 | 4,260 | 5.1 mi | 63 |
| MS-833879 Paved · Power at road | 11.6 | Feb 18, 2025 | $34,900 | 3,004 | 2,453 | 11.2 mi | 62 |
Show adjustment detail for the top comp
- Access (Paved → Dirt)-27.1%
- Market time (17 mo)+5.9%
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.