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    Premier Recreational Hunting Retreat Title is generated by Realmo AI

    16844 Ms-12, Lexington, MS 39095

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    For Sale
    $2,200,000

    LAND - Lexington, MS

    Property size:
    2,100 SF
    Lot size:
    500.00 Acres
    Price / SF:
    $1,047/SF
    Added:
    Jun 20, 2025
    Days on Market:
    354
    Last Refresh:
    Jun 8 at 6:06 am

    Property Features for 16844 Ms-12

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    9999
    Size
    2,100 SF
    Lot size
    500.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    500 +/- AC in T15N R2E Sec 19 and 20
    Tax Annual Amount
    9999

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer, Septic Tank
    Water source
    Well
    Water front features
    Pond

    We can help!

    Listing Contact
    Tom N Smith

    Listing agent Tom N Smith License #B19359

    Listing office Tom Smith Land & Homes 112 Village Blvd., Madison, MS

    Listing date Jun 20, 2025

    MLS# 4116875 Listing URL

    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.

    HighLights

    • 500+/- acre tract near Lexington, MS with gated, secured entrance and over 0.5 mile of fencing
    • Lodge home: 2,100 sq. ft., 3 bed, 2 bath with professional kitchen, living room, family room with wood‑burning fireplace, covered porch, and large deck with built‑in firepit
    • Caretaker home: recently updated 2,900 sq. ft., 3 bed, 2 bath
    • 75' x 75' insulated barn/workshop with man cave, outdoor kitchen, automated skinning rack with drains, and storage for ATVs
    • Recreation features include 3 ponds en route to the lodge, 9 watering‑hole ponds in the woods, and 4 stocked fishing ponds
    • Land includes 400+/- acres of mature timber (80% hardwood), rolling fields and pastures for 100 5‑ft round hay bales per cutting, plus 10 established food plots with shooting houses

    Overview

    This 500+/- acre property, located near Lexington, MS, offers privacy with fencing and a gated entrance. A quarter-mile drive leads to a 2,100 sq. ft. lodge featuring three bedrooms, two bathrooms, a professional kitchen, living room, family room with wood-burning fireplace, laundry room, covered front porch, and a large deck with a built-in firepit. Behind the lodge is a 75' x 75' insulated barn/workshop with an outdoor kitchen, automated skinning rack with drains, and storage. There is also a recently updated 2,900 sq. ft., three-bedroom, two-bathroom home for a caretaker. The land includes 10 established food plots with shooting houses, connected by an internal road system with culverts and bridges. Two creeks run through the property. The tract has 400+/- acres of mature timber, 80% of which is hardwood, and approximately 75+/- acres of rolling fields and pastures that produce 100, 5ft round hay bales per cutting. Nine watering holes (ponds) are located throughout the woods. The property has been professionally maintained for over 25 years for whitetail deer and turkey. Four stocked fishing ponds are also present. Over the past 20+ years, more than 5,000 sawtooth oak trees have been planted. Summer food plots are planted and thriving, attracting deer, while fruit trees have been strategically planted around high-traffic feeding areas. The property would make outstanding pastures if you wanted to add cattle or horses.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Lexington
    County
    Holmes
    State
    Mississippi
    Longitude
    -90.0806
    Latitude
    33.1347

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    FAQs

    What type of property is this?
    Horse & equestrian property - 500+/- acre tract near Lexington, MS with lodge and barn.
    Where is this horse & equestrian property located?
    The property is located at 16844 Ms-12 Lexington, MS.
    What is the asking price?
    The asking price for this property is $2,200,000.
    What are key features of this property?
    This property features: 500+/- acre tract near Lexington, MS with gated, secured entrance and over 0.5 mile of fencing; Lodge home: 2,100 sq. ft., 3 bed, 2 bath with professional kitchen, living room, family room with wood‑burning fireplace, covered porch, and large deck with built‑in firepit; Caretaker home: recently updated 2,900 sq. ft., 3 bed, 2 bath
    (601) 454-9397
    We can help!
    Listing Contact
    Tom N Smith
    Real Estate License ID: B19359
    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.

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