Comparable sales & offer analysis
Parcel MS-489581
Smith County, MS · 723 ac · Residential · Landlocked · Power at road
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$977,800
Adjusted value
$992,969
Value range
$887,604–$1,098,334
Comp $/acre
$1,373/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -1.5% versus the adjusted value.
Offer position
Max allowable offer
$567,411
Offer $/acre
$784/ac
Projected profit
$297,891
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-509882 | 899.7 | May 21, 2026 | $1,261,100 | 1,402 | 1,416 | 78 |
| MS-599540 | 702.3 | Feb 3, 2025 | $995,900 | 1,418 | 1,399 | 75 |
| MS-538113 | 249.8 | Aug 2, 2025 | $864,000 | 3,459 | 1,523 | 63 |
| MS-588438 | 316.1 | Jul 22, 2024 | $718,700 | 2,274 | 1,079 | 60 |
| MS-857732 | 189.5 | Jan 21, 2024 | $530,000 | 2,796 | 1,427 | 53 |
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.