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    27473 Ms Hwy 82 McCarley, MS 38943

    Sponsored
    For Sale
    $799,000

    COMMERCIAL - McCarley, MS

    Property size:
    9,710 SF
    Lot size:
    57.85 Acres
    Days on Market:
    158
    Last Refresh:
    Jan 23 at 10:06 pm

    Property Features for 27473 Ms Hwy 82

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Bedroom 2, Bedroom 8, Bedroom 6, Bedroom 7, Bedroom 9, Bedroom 10, Bedroom 5, Bedroom 3, Bedroom 1, Bedroom 11, Bathroom 2, Bathroom 6, Bathroom 8, Bathroom 1, Bathroom 4, Bathroom 7, Bathroom 5, Bedroom 4, Bathroom 3, Bathroom 9, Bathroom 10, Bathroom 11
    Bedrooms
    11
    Bathrooms
    11
    APN
    049-29-0007001
    Fireplace
    1
    Size
    9,710 SF
    Lot size
    57.85 Acres

    Utilities

    Water source
    Public

    Building Details

    Year built
    2010
    Floors in Building
    1
    Flooring type
    Tile - Ceramic
    Roof type
    Shingle, Asphalt

    We can help!

    Listing Contact
    Snooky Hill

    HOPPER PROPERTIES (601) 942-5527

    Listing agent Snooky Hill (601) 724-1435 License #S57503

    Listing date Aug 19, 2025

    MLS# 4106262

    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

    Living Facility on 58 Acres

    This 57.85-acre property features a 9,710 sqft living facility with a living/dining area, furnished kitchen, activity room, conference room, office, and beauty shop. It includes 11 bedrooms, consisting of 4 double bedrooms and 7 single bedrooms, one of which is handicap accessible. Each room is equipped with a bathroom, living/bedroom area, closets, compact refrigeration units, split ductless heat pump systems, and wall safes. The property has a 16-space concrete parking lot and frontage on MS Hwy 82. Located 2 miles from I-55 near Winona, it is centrally located in the state. Potential uses include a training facility, children's or youth retreat, assisted living center, nursing home, rehab facility, hunting lodge, or RV park. The property also lends itself to becoming a mobile home park. The land includes a 5-acre fishing lake stocked with bream and bass. The owner indicates that the property is fenced with cyclone fencing. A mobile home on the property currently generates rental income and could be used as an office. The property is located in McCarley, MS.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Assisted living facilities

    Map

    City
    McCarley
    County
    Carroll
    State
    Mississippi
    Longitude
    -89.789774
    Latitude
    33.484921

    FAQs

    What type of property is this?
    Assisted living facility - 9,710 sqft living facility on 57.85 acres near Winona, MS.
    Where is this assisted living facility located?
    The property is located at 27473 Ms Hwy 82 McCarley, MS.
    What is the asking price?
    The asking price for this property is $799,000.
    What are key features of this property?
    This property features: - 9,710 sq. ft. living facility featuring 11 bedrooms, each with private bathroom, refrigeration, and climate control.; - Enjoy the outdoors on this 58 acre property with a 5 acre fishing lake stocked with bream and bass.; - High income potential due to flexible zoning and existing infrastructure.
    (601) 906-1913
    Request Owner's contact information
    27473 Ms Hwy 82 McCarley, MS 38943
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    McCarley, MS 38943
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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
    27473 Ms Hwy 82 McCarley, MS 38943
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    We can help!
    Listing Contact
    Snooky Hill
    Real Estate License ID: S57503
    (601) 906-1913
    Learn more
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