Comparable sales & offer analysis
Parcel MS-509882
Smith County, MS · 900 ac · Recreational · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$1,227,900
Adjusted value
$1,193,139
Value range
$1,050,196–$1,336,083
Comp $/acre
$1,326/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is +2.9% versus the adjusted value.
Offer position
Max allowable offer
$681,794
Offer $/acre
$758/ac
Projected profit
$357,942
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-599540 | 702.3 | Feb 3, 2025 | $995,900 | 1,418 | 1,398 | 78 |
| MS-489581 | 723.4 | Mar 31, 2025 | $821,400 | 1,135 | 1,207 | 72 |
| MS-538113 | 249.8 | Aug 2, 2025 | $864,000 | 3,459 | 1,523 | 67 |
| MS-588438 | 316.1 | Jul 22, 2024 | $718,700 | 2,274 | 1,079 | 64 |
| MS-857732 | 189.5 | Jan 21, 2024 | $530,000 | 2,796 | 1,427 | 55 |
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.