Comparable sales & offer analysis
Parcel MS-281019
Smith County, MS · 1.46 ac · Mixed Use · Landlocked · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$3,600
Adjusted value
$4,969
Value range
$3,802–$6,136
Comp $/acre
$3,403/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -27.5% versus the adjusted value.
Offer position
Max allowable offer
$2,839
Offer $/acre
$1,945/ac
Projected profit
$1,491
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-701229 | 1.7 | Apr 26, 2024 | $8,400 | 4,941 | 3,805 | 78 |
| MS-240663 | 1.1 | Nov 28, 2023 | $5,800 | 5,172 | 3,924 | 68 |
| MS-261908 | 2.8 | Dec 19, 2024 | $19,600 | 7,018 | 4,212 | 67 |
| MS-233192 | 7.1 | Nov 2, 2025 | $19,500 | 2,754 | 2,100 | 61 |
| MS-272928 | 5.8 | Jul 30, 2024 | $33,800 | 5,781 | 2,641 | 54 |
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.