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    1210 Hopewell-McCool Road McCool, MS 39108

    View on Map
    For Sale
    $45,600

    Vacant Land - McCool, MS

    Lot size:
    19.00 Acres
    Added:
    Oct 20, 2025
    Days on Market:
    164
    Last Refresh:
    Apr 1 at 5:06 pm

    Property Features for 1210 Hopewell-McCool Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    114-0030-0001000: $40.55 for 2024
    Lot size
    19.00 Acres

    Taxes and HOA fees

    TaxYear
    2024
    TaxAnnualAmount
    40

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Derek Eaves

    Listing agent Derek Eaves

    Listing office SmallTown Hunting Properties & Real Estate LLC 2121 5th St STE 206, Meridian, MS

    Listing date Oct 20, 2025

    MLS# 11594350 Listing URL

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

    Overview

    Land with Utilities in McCool, MS

    Located in Choctaw County, Mississippi, the property consists of 19 acres of vacant land situated directly on Hopewell-McCool Road in McCool, MS. It features approximately 708 feet of road frontage and is located about 16.6 miles from the Tombigbee National Forest, 15.3 miles west of Walmart in Louisville, and roughly 99.3 miles northeast of Jackson. The land has been recently clear-cut, offering a clean slate for development or replanting. Essential utilities, including power, water, and high-speed internet, are available at the road. The open terrain provides flexibility for various uses, such as building a homesite, a weekend cabin retreat, or a small hunting property. The rural setting and surrounding woods make it suitable for outdoor activities, with abundant deer and turkey populations for hunting. The topography is gently rolling and well-drained, accommodating multiple building sites. A high point on the land offers a panoramic view of the surrounding countryside, making it an ideal location for a future homesite or cabin. Access is convenient via Hopewell-McCool Road, which connects easily to local routes leading to McCool, Louisville, and other nearby towns. This property offers both investment potential and recreational value and the versatility to develop into a permanent residence, vacation spot, or wildlife retreat.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    McCool
    County
    Attala
    State
    Mississippi
    Longitude
    -89.3301
    Latitude
    33.1664

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    FAQs

    What type of property is this?
    Land - 19-acre vacant land with utilities, ideal for homesite or hunting.
    Where is this land located?
    The property is located at 1210 Hopewell-McCool Road McCool, MS.
    What is the asking price?
    The asking price for this property is $45,600.
    What are key features of this property?
    This property features: Utilities Available: Power, water, and high‑speed internet are available at the road.; Prime Location: Conveniently located near Tombigbee National Forest, Louisville, and within driving distance of Jackson.; Development Ready: Recently clear‑cut 19± acres provide a blank slate.
    7697600005,3349310090
    We can help!
    Listing Contact
    Derek Eaves
    Learn More
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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
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