Comparable sales & offer analysis
Parcel MS-457281
Madison County, MS · 137 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$221,800
Adjusted value
$215,792
Value range
$169,751–$261,833
Comp $/acre
$1,578/ac
Weighted from 10 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.8% versus the adjusted value.
Offer position
Max allowable offer
$123,310
Offer $/acre
$902/ac
Projected profit
$64,738
Annualized ROI
+69.2%
Assumes a 30% target margin, 9-month hold, 4% closing costs, 6% annual carry and 8% selling costs.
Comparable sales
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Match |
|---|---|---|---|---|---|---|
| MS-856835 | 99.0 | Dec 1, 2025 | $171,200 | 1,730 | 2,075 | 80 |
| MS-976451 | 74.9 | Jul 27, 2026 | $104,500 | 1,395 | 1,206 | 78 |
| MS-918422 | 312.4 | Jul 27, 2026 | $393,700 | 1,260 | 1,352 | 75 |
| MS-318299 | 285.8 | May 27, 2026 | $222,000 | 777 | 1,216 | 74 |
| MS-949540 | 702.3 | Jul 27, 2026 | $1,611,400 | 2,294 | 2,212 | 68 |
| MS-979308 | 593.6 | Jul 20, 2025 | $847,700 | 1,428 | 1,659 | 58 |
| MS-625243 | 31.2 | Jan 15, 2025 | $93,300 | 2,986 | 1,685 | 58 |
| MS-909376 | 623.6 | May 7, 2025 | $646,600 | 1,037 | 1,438 | 57 |
| MS-779056 | 494.6 | Sep 2, 2024 | $628,000 | 1,270 | 1,445 | 57 |
| MS-969503 | 683.7 | Mar 1, 2024 | $581,100 | 850 | 1,493 | 55 |
Prepared with LandPilot. Values are model estimates derived from recorded sales and procedural market data, not an appraisal. Verify title, access and zoning independently before contracting.