Comparable sales & offer analysis
Parcel MS-240663
Smith County, MS · 1.13 ac · Recreational · Gravel · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$6,100
Adjusted value
$4,778
Value range
$3,440–$6,116
Comp $/acre
$4,229/ac
Weighted from 6 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +27.7% versus the adjusted value.
Offer position
Max allowable offer
$2,730
Offer $/acre
$2,416/ac
Projected profit
$1,434
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 | 3,899 | 79 |
| MS-701229 | 1.7 | Apr 26, 2024 | $8,400 | 4,941 | 5,586 | 65 |
| MS-233192 | 7.1 | Nov 2, 2025 | $19,500 | 2,754 | 3,082 | 62 |
| MS-261908 | 2.8 | Dec 19, 2024 | $19,600 | 7,018 | 6,183 | 61 |
| MS-272928 | 5.8 | Jul 30, 2024 | $33,800 | 5,781 | 3,877 | 60 |
| MS-343520 | 9.0 | Nov 12, 2025 | $15,100 | 1,682 | 2,742 | 60 |
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.