Comparable sales & offer analysis
Parcel MS-233192
Smith County, MS · 7.07 ac · Recreational · Landlocked · Full utilities
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$21,300
Adjusted value
$31,472
Value range
$22,660–$40,284
Comp $/acre
$4,452/ac
Weighted from 8 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -32.3% versus the adjusted value.
Offer position
Max allowable offer
$17,984
Offer $/acre
$2,544/ac
Projected profit
$9,442
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 | 3,597 | 76 |
| MS-343520 | 9.0 | Nov 12, 2025 | $15,100 | 1,682 | 2,545 | 75 |
| MS-973807 | 11.0 | Sep 1, 2024 | $74,000 | 6,701 | 5,120 | 64 |
| MS-281019 | 1.5 | Mar 14, 2026 | $3,800 | 2,596 | 3,619 | 64 |
| MS-261908 | 2.8 | Dec 19, 2024 | $19,600 | 7,018 | 5,736 | 60 |
| MS-701229 | 1.7 | Apr 26, 2024 | $8,400 | 4,941 | 5,182 | 56 |
| MS-955255 | 31.5 | Feb 5, 2024 | $166,000 | 5,268 | 6,722 | 50 |
| MS-105403 | 35.1 | Dec 19, 2023 | $113,300 | 3,230 | 4,168 | 49 |
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.