Wilkinson County, MS · Sold

MS-496187

3732 County Road 164

$121,000

$1,955/ac · 61.89 ac

Offer report Market this tract

Acreage61.89 ac

Price per acre$1,955/ac

ZoningRecreational

Road accessDirt

UtilitiesOff grid

TopographySloped

ListedJul 19, 2025

Coordinates31.2270, -91.3733

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County GIS boundary

We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.

County market

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?

Due diligence

3 items to verify before you offer.

Risk index

Moderate risk

Wetlands6.2% of tract

Little to no mapped wetland coverage.

Average slope25.9%

Steep ground — expect meaningful site work to build.

Flood zoneX

Outside the mapped floodplain.

Legal accessDeeded frontage

898 ft of deeded road frontage.

Power10,498 ft away

A long utility run — price in solar/off-grid instead.

Buildable area34.83 of 61.89 ac

Net of wetlands and slope constraints.

Step 2 · Where do the numbers land?

Adjusted value estimate

$160,992

$136,270 – $185,715 · $2,601/ac on 61.89 ac

Asking vs estimate

-24.8%

Priced below the comp set

Weighted from 10 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.

AI deal brief

Comps, diligence flags, an offer number and what to ask the seller.

Offer calculatorAsking $121,000

Acres

Resale ($/ac)

Target margin (%)

Hold (months)

Closing (%)

Carry (%/yr)

Selling costs (%)

Your offer

Maximum allowable offer

$91,996

$1,486/ac · +30.0% target margin

You need $29,004 off asking to hit this margin.

All-in cost$99,816

Net resale$148,113

Projected profit$48,297

ROI+48.4%

Annualized+69.2%

Break-even resale$1,753/ac

Profit if resale lands off target

-20%

$18,675

-10%

$33,486

$48,297

+10%

$63,109

+20%

$77,920

Comparable sales10 matches

Parcel	Acres	Sold	Price	$/ac	Adj $/ac	Dist	Match
MS-636174 Gravel · Off grid	61.3	Jul 27, 2026	$224,500	3,662	3,150	5.0 mi	88
MS-235967 Paved · Off grid	52.8	Dec 19, 2025	$221,800	4,203	3,044	2.2 mi	86
MS-115724 Dirt · Power at road	44.3	Jul 27, 2026	$113,500	2,566	2,042	8.1 mi	81
MS-266532 Paved · Power at road	79.5	Jul 27, 2026	$274,900	3,459	2,271	6.8 mi	80
MS-416241 Landlocked · Power at road	64.4	Dec 25, 2025	$113,700	1,766	1,966	10.6 mi	77
MS-586970 Dirt · Power at road	109.1	Jul 27, 2026	$314,400	2,881	2,802	8.6 mi	77
MS-735745 Landlocked · Power at road	44.9	Jul 27, 2026	$133,300	2,968	2,995	10.9 mi	77
MS-585902 Dirt · Full utilities	50.3	Nov 14, 2024	$177,400	3,524	2,525	7.6 mi	76
MS-985148 Gravel · Off grid	29.2	Jul 27, 2026	$104,000	3,566	2,669	9.3 mi	73
MS-936189 Gravel · Power at road	62.0	Jun 26, 2024	$190,800	3,079	2,453	7.4 mi	73

Show adjustment detail for the top comp

Access (Gravel → Dirt)-14.0%

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.

Build the listing kit Post a deal or JV