Off Market Real Estate Deals for Investors

✅ PROPERTY DETAILS ✅

ORIGINAL LISTING DESCRIPTION:

"43+/- acres in Lawrence County, Mississippi, offers a rare combination of recreation and investment potential.  The land is loaded with deer and turkey, making it an excellent property for hunters.  A strong stand of timber covers the property, featuring a healthy mix of planted pines, mature hardwoods, and rolling hills.  Unlike a typical pine plantation, this tract provides both diversity and character.

The property includes more than three-quarters of a mile of well-maintained trails, which are easily traveled with a Jeep or ATV.  Its unique shape also makes it feel much larger than 43 acres, giving you plenty of room to hunt.  With blacktop frontage on Crooked Creek Rd, access to the property is convenient.  For those interested in timber investment, the location is also ideal.  The property is just under ten minutes from the Georgia-Pacific Timber Mill north of Monticello.

This property is a great opportunity for anyone seeking a recreational retreat, a solid timber investment, or both."

OVERVIEW:

This off-market acquisition presents an opportunity to purchase 42.5 acres of timberland in Lawrence County, Mississippi at a below-market basis of $150,000.  The property features a healthy mix of planted pine and mature hardwood timber with existing internal trails and paved road frontage on Crooked Creek Road.

At an estimated fair market value between $160,000 and $165,000, the acquisition provides immediate built-in equity of $10,000 to $15,000.  The timber value adds an additional $18,000 of intrinsic asset value, further reducing downside exposure.  Multiple exit strategies are available, including a 24-month resale, 5-year timber hold, or 10-year long-term land back strategy.  Projected IRRs range from 10% to 12% depending on the selected exit timeline.

SUMMARY:

-- Location: Crooked Creek Rd, Lawrence County, Mississippi

-- Parcel Numbers: 073-0001-00002.00 & 116-0006-00013.00

-- Acreage: 42.5

-- Purchase Price: $150,000

-- Estimated Fair Market Value: $160,000 to $165,000

-- Built-in Equity: $10,000 to $15,000 (about 3 to 6 percent)

-- Timber Value: Estimated $18,000 (conservative)

-- Primary Use: Timber investment, recreation, or long-term hold

-- Road Access: Paved (Crooked Creek Rd)

-- Utilities: Power nearby, well/septic typical for area

MARKET AND COMPARABLE ANALYSIS:

Comparable land sales within a 5-mile radius over the past 12 months suggest a market range of $3,300 to $3,900 per acre for similar timber tracts.  The weighted fair market value is approximately $3,650 per acre, translating to an estimated property value of $160,000.  At the negotiated purchase price of $150,000 ($2,225.52 per acre), the subject property is being acquired near market value with limited downside risk.

FINANCIAL ANALYSIS:

-- Purchase Price: $150,000

-- Estimated Fair Market Value: $160,000 to $165,000

-- Built-in Equity: $10,000 to $15,000 (6 to 9 percent)

-- Annual Taxes and Holding Costs: about $600

EXIT SCENARIOS:

-- 24-Month Flip: Exit $180,000 --> Profit approx. $24,000 --> IRR about 8 percent

-- 5-Year Timber Hold: Exit $200,000 --> Profit approx. $45,000 --> IRR about 10 percent

-- 10-Year Land Bank: Exit $275,000 --> Profit approx. $100,000 --> IRR about 7 percent

RISK AND MITIGATION:

Overall, the transaction exhibits moderate risk with multiple protective factors: intrinsic timber value, low annual carrying costs, and flexible disposition strategies.

CONCLUSION:

The Lawrence County Timberland Investment Opportunity represents a balanced acquisition of income-producing and appreciating timberland.  The negotiated purchase price of $150,000 aligns closely with market value and is supported by intrinsic timber equity.  Based on conservative financial modeling, projected investor returns range from 8 to 10 percent annually under typical hold or resale scenarios.  This property aligns with institutional criteria for timber-backed land investments offering capital preservation, income potential, and natural asset appreciation.

PURCHASE DETAILS:

-- Purchase Price: $150,000

-- EMD: $1,500 (to be submitted by end buyer within 3 days of executed assignment of contract agreement and fully refundable at time of successful closing)

-- Close of Escrow: on or before Friday, December 5, 2025

-- Closing Attorney: Boerner Law Firm; (601) 833 1128; kb@boernerlawfirm.com