MS-174260
546 County Road 391
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Yazoo County, Mississippi. Deep South timber and deer-lease tracts, consistently the cheapest in the region.
View Yazoo 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.
876 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 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 $11,688 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-713874 Paved · Power at road | 11.6 | Feb 16, 2026 | $24,200 | 2,089 | 1,763 | 0.4 mi | 83 |
| MS-355144 Dirt · Off grid | 29.1 | Jan 14, 2026 | $27,800 | 957 | 1,464 | 11.0 mi | 73 |
| MS-132949 Landlocked · Off grid | 5.9 | Dec 11, 2025 | $5,400 | 906 | 1,502 | 7.6 mi | 71 |
| MS-353887 Dirt · Off grid | 11.7 | Jun 21, 2024 | $13,800 | 1,180 | 1,719 | 7.8 mi | 69 |
| MS-763530 Dirt · Off grid | 9.0 | May 8, 2025 | $11,700 | 1,292 | 1,780 | 6.9 mi | 69 |
| MS-323265 Gravel · Off grid | 7.5 | Jan 10, 2025 | $13,500 | 1,818 | 2,154 | 2.1 mi | 68 |
Show adjustment detail for the top comp
- Tract size (11.59 ac → 15.32 ac)-2.7%
- Utilities (Power at road → Off grid)-15.0%
- Market time (6 mo)+2.1%
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.