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    4002 Highway 65 Clayton, LA 71326

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    Claim this Listing
    Pending
    $273,600

    LAND - Clayton, LA

    Lot size:
    72.00 Acres
    Added:
    Mar 31, 2025
    Days on Market:
    400
    Last Refresh:
    May 4 at 12:06 pm

    Property Features for 4002 Highway 65

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    500027430
    Lot size
    72.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    107 Acres: Part Of Indian Village Pltn., Being A Strip Of Land 13 1/2 Chains Wide Off Extreme Western Side Of Sec. 25, T9 R9, Cont. 106 2/3 Acres. Nn 178 54 445 448 257 412 315 638 376 441 376 244 384 292
    Tax Annual Amount
    340

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Septic Needed

    We can help!

    Listing Contact
    Caleb Armstrong

    Listing agent Caleb Armstrong License #S60203

    Listing office United Country - Southern States Realty 4124 Highway 24 W, McComb, LA

    Listing date Mar 31, 2025

    MLS# 4108495 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.

    Overview

    Hunting Land in Concordia Parish

    This 72-acre property in Clayton, Louisiana, located in game-rich Concordia Parish, is an affordable tract suited for deer and duck hunting. The land features bottomland hardwoods and an internal road system. Two established food plots and several hunting locations are present. Power is available on Highway 65, and there are many campsites that could be developed. The internal road system and established plots could be further improved. On the south end of the property, a cypress duck hole provides wood duck hunting opportunities. The property is located in an area known for large bucks and is minutes from Natchez and Lake St. John. A 40-acre tract with a pond across the road is available for purchase in addition to this property. The property is located on Highway 65.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Auto Repair Shop Auto Parts Store Grocery & Convenience Store Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Clayton
    County
    Concordia
    State
    Louisiana
    Longitude
    -91.506956
    Latitude
    31.736716

    Nearby Similar for Sale

    • $425,000

      Clayton Land for Hunting, Recreation

      112-acre property ideal for hunting, recreation, and building.
      4000 Highway 65, Clayton, LA 71326
      View Details
    • $152,000

      Clayton Recreational Land For Sale

      40+- acre recreational land near Natchez and Lake St. John.
      4001 Hwy 65, Clayton, LA
      View Details

    FAQs

    What type of property is this?
    Hunting land - 72-acre hunting land with hardwoods and established food plots.
    Where is this hunting land located?
    The property is located at 4002 Highway 65 Clayton, LA.
    What is the asking price?
    The asking price for this property is $273,600.
    What are key features of this property?
    This property features: 72+- acre property in game‑rich Concordia Parish, LA, ideal for deer/duck hunting.; Combination of big bottomland hardwoods and a cypress duck hole ensures consistent wood duck hunting.; Established internal road system and food plots enhance hunting accessibility and potential.
    (318) 680-8177
    We can help!
    Listing Contact
    Caleb Armstrong
    Real Estate License ID: S60203
    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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    4002 Highway 65, Clayton, LA 71326

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