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    199 Robert Williams Rd Lorman, MS 39096

    Sponsored
    For Sale
    $1,990,000

    LAND - Lorman, MS

    Lot size:
    537.00 Acres
    Days on Market:
    7
    Last Refresh:
    Jan 20 at 5:06 am

    Property Features for 199 Robert Williams Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    12140002, 1162700202, 1203900101, 11936002, 1193
    Lot size
    537.00 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well
    Water front
    1

    We can help!

    Listing Contact
    Slade Priest
    Slade Priest

    United Country-Southern States Realty (601) 250-0017 [email protected]

    Listing agent Slade Priest (601) 250-0017 License #24462

    Listing date Jan 14, 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

    Overview

    Jefferson County Hunting Land For Sale

    This 537-acre property is located in Jefferson County, MS, an area known for managing trophy deer. Bordered by landowners with significant acreage, the area supports deer that consistently reach 5+ years of age. The property, named The Martin, offers opportunities for duck and turkey hunting, making it a trifecta hunting location. It comprises two tracts accessible via a short buggy ride from each other. The first tract, situated in the hills, features a small camp suitable for a small family and offers access from the ridge tops to the creek bed, an advantage over other tracts in the area. Large food plots in the hills support abundant turkey and deer populations. The second tract is in the bottoms, accessible by buggy or via a lot on Rodney Bend Road, which has power and water and space for another structure to store equipment. This lot allows boat launching into the MS River within minutes. The bottoms feature two large food plots and a duck hole, with cypress timber that could be thinned to provide an immediate return on investment. The property is unencumbered, offering possibilities for income through government programs, timber thinning, and carbon contracts. Located 35 minutes from Natchez.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Lorman
    County
    Jefferson
    State
    Mississippi
    Longitude
    -91.177758
    Latitude
    31.808205

    FAQs

    What type of property is this?
    Hunting land - 537 acres of prime hunting land in Lorman, Mississippi.
    Where is this hunting land located?
    The property is located at 199 Robert Williams Rd Lorman, MS.
    What is the asking price?
    The asking price for this property is $1,990,000.
    What are key features of this property?
    This property features: - Located in a renowned trophy deer hunting area with neighboring landowners managing large acreages, ensuring mature buck populations.; - Offers a 'trifecta' hunting experience with excellent deer, duck, and turkey hunting opportunities.; - **Two distinct tracts**: a hilltop tract with a camp and accessible terrain, and a bottomland tract with established food plots and a duck hole.
    (601) 888-0094
    Request Owner's contact information
    199 Robert Williams Rd Lorman, MS 39096
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    Lorman, MS 39096
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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
    199 Robert Williams Rd Lorman, MS 39096
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    We can help!
    Listing Contact
    Slade Priest
    Slade Priest
    Real Estate License ID: 24462
    (601) 888-0094
    Learn more
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