MS-323265
8489 County Road 163
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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?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
583 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 9 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 $8,699 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MS-763530 Dirt · Off grid | 9.0 | May 8, 2025 | $11,700 | 1,292 | 1,603 | 5.4 mi | 80 |
| MS-132949 Landlocked · Off grid | 5.9 | Dec 11, 2025 | $5,400 | 906 | 1,353 | 5.6 mi | 78 |
| MS-713874 Paved · Power at road | 11.6 | Feb 16, 2026 | $24,200 | 2,089 | 1,588 | 1.7 mi | 76 |
| MS-492508 Gravel · Off grid | 4.3 | Feb 11, 2025 | $6,000 | 1,387 | 1,434 | 4.7 mi | 76 |
| MS-712109 Gravel · Off grid | 3.2 | Nov 27, 2025 | $4,400 | 1,376 | 1,364 | 5.8 mi | 76 |
| MS-174260 Paved · Off grid | 15.3 | Feb 28, 2026 | $23,400 | 1,529 | 1,404 | 2.1 mi | 74 |
| MS-353887 Dirt · Off grid | 11.7 | Jun 21, 2024 | $13,800 | 1,180 | 1,548 | 6.3 mi | 67 |
| MS-611589 Gravel · Power at road | 2.2 | Dec 31, 2025 | $6,100 | 2,754 | 2,289 | 8.9 mi | 64 |
| MS-751585 Paved · Power at road | 2.2 | Oct 13, 2025 | $9,100 | 4,128 | 2,934 | 3.8 mi | 63 |
Show adjustment detail for the top comp
- Tract size (9.03 ac → 7.45 ac)+1.3%
- Access (Dirt → Gravel)+16.3%
- Market time (15 mo)+5.3%
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.