Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    3278 Hwy 310 Waterford, MS 38685

    View on Map
    Claim this Listing
    For Sale
    $199,900

    Acres 10+,Acreage - Waterford, MS

    Lot size:
    34.10 Acres
    Added:
    Nov 14, 2025
    Days on Market:
    165
    Last Refresh:
    Apr 28 at 1:06 pm

    Property Features for 3278 Hwy 310

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    34.10 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Hunter Robison

    Listing agent Hunter Robison

    Listing office SmallTown Hunting Properties & Real Estate 50 CR 401, Oxford, MS

    Listing date Nov 14, 2025

    MLS# 162115 Listing URL

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

    Overview

    Marshall County Hunting Retreat

    This 34.1-acre property is located in Marshall County, Mississippi. The land features highway frontage and rolling terrain, with a mix of hardwoods and pines. It is equipped with three box stands, two ladder stands, and a stocked pond. The property includes an RV camp with utilities. Equipment such as a tractor, golf cart, and mower are included. The property has a history of deer and turkey hunting and is located near Sardis Lake. The property is located in Waterford, MS.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Restaurant Food Market Grocery & Convenience Store Grocery & Convenience Store Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Waterford
    County
    Marshall
    State
    Mississippi
    Longitude
    -89.580775
    Latitude
    34.570095

    Nearby Similar for Sale

    • $154,000

      28 Acres Wooded Land, Lafayette County

      28+/- acres of wooded land in Lafayette County, Mississippi.
      200 Highway 310, Waterford, MS 38685
      View Details
    • $89,000

      Waterford Land on Hwy 310

      15+/- acres of wooded land near Sardis Lake.
      210 Hwy. 310, Waterford, MS 38685
      View Details
    • $49,900

      Waterford, MS Home Site

      Cleared, ready-to-build lot near Oxford and Holly Springs.
      Old Hwy 7, Waterford, MS 38685
      View Details
    • $77,000

      Unrestricted Land in Waterford, MS

      9-acre raw land with no restrictions, ideal for homesteading.
      Musgray Road, Waterford, MS 38685
      View Details
    • $199,000

      33 Acres Vacant Land Waterford

      Two tracts of vacant land totaling approximately 33 acres.
      Highway 7, Waterford, MS 38685
      View Details
    • $154,000

      Waterford Land for Sale

      28+/- acres of wooded land in Lafayette County, MS.
      200 Hwy. 310, Waterford, MS 38685
      View Details
    • $120,000

      24 Acres of Wooded Land

      24 acres in Marshall County, MS, near Sardis Lake.
      Laws Hill Road, Waterford, MS 38685
      View Details
    • $385,000
      3,973,978 SF

      Rolling Acreage with Metal Shop

      Land with mixed hardwoods, pasture, and metal shop building.
      4269 Laws Hill Road, Waterford, MS 38685
      View Details
    • $185,000

      Recreational Land Near Memphis, TN

      41.7-acre recreational property with established trails and spring-fed creeks.
      Musgray Road, Waterford, MS 38685
      View Details

    FAQs

    What type of property is this?
    Farm - 34.1 acre turnkey hunting retreat in North Mississippi.
    Where is this farm located?
    The property is located at 3278 Hwy 310 Waterford, MS.
    What is the asking price?
    The asking price for this property is $199,900.
    What are key features of this property?
    This property features: Turnkey hunting retreat with established deer and turkey populations.; Includes essential equipment: tractor, golf cart, and mower.; RV camp with utilities already in place.
    (662) 816-7987
    We can help!
    Listing Contact
    Hunter Robison
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!