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    002 Highway 16 Rolling Fork, MS 39159

    Sponsored
    For Sale
    $887,950

    LAND - Rolling Fork, MS

    Lot size:
    179.39 Acres
    Days on Market:
    2
    Last Refresh:
    Jan 18 at 6:06 pm

    Property Features for 002 Highway 16

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    085-021-001.00
    Lot size
    179.39 Acres

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    PAUL HOPPER

    HOPPER PROPERTIES (601) 942-5527 [email protected]

    Listing agent Shane Saxton License #S53519

    Listing date Jan 17, 2026

    Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    179-Acre Riverfront Hunting & Timber Tract

    This 179.39-acre river-bottom property is located where the Big Sunflower River and Little Sunflower River meet. The property generates $15,352 annually in CRP income. It features over one mile of river frontage, mature hardwood timber, and hunting improvements. The land includes over three miles of interior trails, allowing access to most of the property. A new railcar bridge has been installed to help access the property. There are five established food plots, a new box stand and feeder. A newly graveled access road provides entry, with access provided by a deeded easement off Highway 16. Utilities are available, and there are areas suitable for setting up a hunting camp. The property is located minutes from the 55,000-acre Delta National Forest and approximately 15 minutes from the 25,000-acre Panther Swamp National Wildlife Refuge, providing access to over 80,000 acres of public hunting land. The area is surrounded by agricultural fields planted in soybeans and corn. An additional adjoining 80 acres is available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Storage Facility Barber Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Rolling Fork
    County
    Sharkey
    State
    Mississippi
    Longitude
    -90.818273
    Latitude
    32.875936

    Nearby Similar for Sale

    • $2,189,092
      464.00 Acres

      Rolling Fork Hunting Paradise

      464-acre hunting tract with lodge near False River.
      Priddy Rd, Rolling Fork, MS 39159
      View Details

    FAQs

    What type of property is this?
    Hunting land - Riverfront hunting and timber tract with CRP income and improvements.
    Where is this hunting land located?
    The property is located at 002 Highway 16 Rolling Fork, MS.
    What is the asking price?
    The asking price for this property is $887,950.
    What are key features of this property?
    This property features: - 179.39+\/- acre river-bottom hunting and timber tract with **over one mile of river frontage** at the confluence of the Big and Little Sunflower Rivers.; - Generates $15,352 annually in CRP income.; - **Turnkey hunting setup** with five established food plots, a new box stand and feeder, and over three miles of interior trails.
    (601) 540-5040
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    002 Highway 16 Rolling Fork, MS 39159
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    Rolling Fork, MS 39159
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    002 Highway 16 Rolling Fork, MS 39159
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    We can help!
    Listing Contact
    PAUL HOPPER
    Real Estate License ID: S53519
    (601) 540-5040
    Learn more
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