Comparable sales & offer analysis
Parcel MS-955255
Smith County, MS · 31.51 ac · Residential · Gravel · Off grid
LandPilot
Prepared Oct 2, 2026
Valuation summary
Asking price
$166,000
Adjusted value
$100,512
Value range
$75,126–$125,898
Comp $/acre
$3,190/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +65.2% versus the adjusted value.
Offer position
Max allowable offer
$57,436
Offer $/acre
$1,823/ac
Projected profit
$30,154
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-105403 | 35.1 | Dec 19, 2023 | $113,300 | 3,230 | 3,631 | 71 |
| MS-343520 | 9.0 | Nov 12, 2025 | $15,100 | 1,682 | 2,217 | 65 |
| MS-973807 | 11.0 | Sep 1, 2024 | $74,000 | 6,701 | 4,461 | 59 |
| MS-233192 | 7.1 | Nov 2, 2025 | $19,500 | 2,754 | 2,492 | 57 |
| MS-272928 | 5.8 | Jul 30, 2024 | $33,800 | 5,781 | 3,134 | 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.