Comparable sales & offer analysis
Parcel MS-701229
Smith County, MS · 1.71 ac · Mixed Use · Landlocked · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$8,500
Adjusted value
$7,128
Value range
$5,132–$9,123
Comp $/acre
$4,168/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +19.3% versus the adjusted value.
Offer position
Max allowable offer
$4,073
Offer $/acre
$2,382/ac
Projected profit
$2,138
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-281019 | 1.5 | Mar 14, 2026 | $3,800 | 2,596 | 3,783 | 88 |
| MS-261908 | 2.8 | Dec 19, 2024 | $19,600 | 7,018 | 5,999 | 72 |
| MS-240663 | 1.1 | Nov 28, 2023 | $5,800 | 5,172 | 5,590 | 64 |
| MS-233192 | 7.1 | Nov 2, 2025 | $19,500 | 2,754 | 2,990 | 64 |
| MS-343520 | 9.0 | Nov 12, 2025 | $15,100 | 1,682 | 2,661 | 61 |
| MS-272928 | 5.8 | Jul 30, 2024 | $33,800 | 5,781 | 3,762 | 57 |
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.