Comparable sales & offer analysis
Parcel MS-599540
Smith County, MS · 702 ac · Unzoned · Dirt · Off grid
LandPilot
Prepared Aug 15, 2026
Valuation summary
Asking price
$993,900
Adjusted value
$1,007,711
Value range
$887,666–$1,127,756
Comp $/acre
$1,435/ac
Weighted from 5 recorded sales within the county, adjusted for tract size, road access, utilities and time since sale. Asking is -1.4% versus the adjusted value.
Offer position
Max allowable offer
$575,835
Offer $/acre
$820/ac
Projected profit
$302,313
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 | 1,528 | 86 |
| MS-489581 | 723.4 | Mar 31, 2025 | $821,400 | 1,135 | 1,303 | 76 |
| MS-538113 | 249.8 | Aug 2, 2025 | $864,000 | 3,459 | 1,644 | 63 |
| MS-588438 | 316.1 | Jul 22, 2024 | $718,700 | 2,274 | 1,165 | 62 |
| MS-857732 | 189.5 | Jan 21, 2024 | $530,000 | 2,796 | 1,540 | 52 |
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.