Comparable sales & offer analysis
Parcel MS-588438
Smith County, MS · 316 ac · Recreational · Gravel · Full utilities
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$723,000
Adjusted value
$1,014,170
Value range
$933,037–$1,095,304
Comp $/acre
$3,209/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -28.7% versus the adjusted value.
Offer position
Max allowable offer
$579,526
Offer $/acre
$1,833/ac
Projected profit
$304,251
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-538113 | 249.8 | Aug 2, 2025 | $864,000 | 3,459 | 3,487 | 79 |
| MS-509882 | 899.7 | May 21, 2026 | $1,261,100 | 1,402 | 3,241 | 74 |
| MS-857732 | 189.5 | Jan 21, 2024 | $530,000 | 2,796 | 3,267 | 70 |
| MS-599540 | 702.3 | Feb 3, 2025 | $995,900 | 1,418 | 3,202 | 64 |
| MS-489581 | 723.4 | Mar 31, 2025 | $821,400 | 1,135 | 2,764 | 63 |
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.