Comparable sales & offer analysis
Parcel MS-857732
Smith County, MS · 190 ac · Recreational · Gravel · Power at road
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$523,200
Adjusted value
$545,289
Value range
$481,543–$609,035
Comp $/acre
$2,877/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -4.1% versus the adjusted value.
Offer position
Max allowable offer
$311,594
Offer $/acre
$1,644/ac
Projected profit
$163,587
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-538113 | 249.8 | Aug 2, 2025 | $864,000 | 3,459 | 3,306 | 78 |
| MS-588438 | 316.1 | Jul 22, 2024 | $718,700 | 2,274 | 2,343 | 72 |
| MS-509882 | 899.7 | May 21, 2026 | $1,261,100 | 1,402 | 3,073 | 66 |
| MS-489581 | 723.4 | Mar 31, 2025 | $821,400 | 1,135 | 2,621 | 57 |
| MS-599540 | 702.3 | Feb 3, 2025 | $995,900 | 1,418 | 3,036 | 55 |
| MS-105403 | 35.1 | Dec 19, 2023 | $113,300 | 3,230 | 2,829 | 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.