Comparable sales & offer analysis
Parcel MS-233192
Smith County, MS · 7.07 ac · Recreational · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$21,300
Adjusted value
$31,295
Value range
$22,532–$40,057
Comp $/acre
$4,426/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -31.9% versus the adjusted value.
Offer position
Max allowable offer
$17,883
Offer $/acre
$2,529/ac
Projected profit
$9,388
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-272928 | 5.8 | Jul 30, 2024 | $33,800 | 5,781 | 3,579 | 77 |
| MS-343520 | 9.0 | Nov 12, 2025 | $15,100 | 1,682 | 2,531 | 76 |
| MS-281019 | 1.5 | Mar 14, 2026 | $3,800 | 2,596 | 3,599 | 65 |
| MS-973807 | 11.0 | Sep 1, 2024 | $74,000 | 6,701 | 5,094 | 64 |
| MS-261908 | 2.8 | Dec 19, 2024 | $19,600 | 7,018 | 5,707 | 60 |
| MS-701229 | 1.7 | Apr 26, 2024 | $8,400 | 4,941 | 5,155 | 57 |
| MS-955255 | 31.5 | Feb 5, 2024 | $166,000 | 5,268 | 6,688 | 51 |
| MS-105403 | 35.1 | Dec 19, 2023 | $113,300 | 3,230 | 4,147 | 50 |
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.