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    4315 N Crockett Road Sarah, MS 38665

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    Claim this Listing
    For Sale
    $180,000

    LAND - Sarah, MS

    Lot size:
    12.00 Acres
    Added:
    Jul 19, 2025
    Days on Market:
    292
    Last Refresh:
    May 6 at 2:06 am

    Property Features for 4315 N Crockett Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Security features
    Security
    Standard status
    Active
    APN
    115 22 0000105
    Lot size
    12.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    PART OF THE NORTHEAST QUARTER OF SECTION 22, T-5-S, R-9-W, TATE COUNTY, MISSISSIPPI, MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO-WIT: COMMENCING AT THE NORTHEAST CORNER OF SAID SECTION; THENCE S 00 degrees 57'25 E A DISTANCE OF 1580.27 FEET TO A POINT IN CROCKETT ROAD; THENCE S 63 degrees 39'54'' W ALONG SAID ROAD A DISTANCE OF 95.87 FEET: THENCE S 68 degrees 30'47'' W ALONG SAID ROAD A DISTANCE OF 363.47 FEET; THENCE S 64 degrees 07 13'' W ALONG SAID ROAD A DISTANCE OF 41.47 FEET TO THE POINT OF BEGINNING; THENCE S 00 degrees 43'37'' E A DISTANCE OF 844.44 FEET; THENCE S 89 degrees 55'54* W A DISTANCE OF 844.60 FEET; THENCE N 13 degrees 07'35* W A DISTANCE OF 464.46 TO A POINT IN AFORESAID CROCKET ROAD; THENCE ALONG SAID ROAD THE FOLLOWING CALLS: N 81 degrees 04'55*E - 167.50 FEET; N 83 degrees 46'43''E - 269.87 FEET; N 72 degrees 48 28''E - 92.79 FEET; N 55 degrees 53'50* E - 80.99 FEET: N 48 degrees 06'32'' E - 132.68 FEET: N 48 degrees 20'49'' E - 125.67 FEET; N 57 degrees 26'36'' E - 128.57 FEET: N 64 degrees 07 13'' E - 54.32 FEET TO THE POINT OF BEGINNING AND CONTAINING 12.11 ACRES, MORE OR LESS AND BEING THE EAST 12.11 ACRES OF THAT 16.11 ACRE TRACT AS RECORDED IN BOOK 2017 ON PAGE 13624 OF THE CHANCERY RECORDS OF SAID TATE COUNTY, MISSISSIPPI.
    Tax Annual Amount
    700

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Needed
    Water source
    Well

    We can help!

    Listing Contact
    DJ J Henderson

    Listing agent DJ J Henderson License #S60556

    Listing office United Real Estate Mid-South 8849 Centre Street, Southhaven, MS

    Listing date Jul 19, 2025

    MLS# 4119945 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

    Residential Land in Sarah, MS

    This 12.1-acre property is located on N Crocket and Aaron Road in Sarah, MS. The land features rolling hills with large, buildable plateaus. A pull-through driveway provides entrances on N Crockett Road. The property is suitable for both residential buyers looking to build a dream home and investors seeking a development opportunity. The location offers rural charm, open space, and privacy.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Bar & Pub

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

    Location Insight

    • Map
    • Local Demand
    City
    Sarah
    County
    Panola
    State
    Mississippi
    Longitude
    -90.13373
    Latitude
    34.630923

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    FAQs

    What type of property is this?
    Residential land & home lot - 12.1 acres to build your dream home.
    Where is this residential land & home lot located?
    The property is located at 4315 N Crockett Road Sarah, MS.
    What is the asking price?
    The asking price for this property is $180,000.
    What are key features of this property?
    This property features: 12.1 Acres of land offers ample space and privacy.; Large buildable plateaus ideal for constructing a home.; Suitable for both residential buyers and investors.
    (662) 863-1905
    We can help!
    Listing Contact
    DJ J Henderson
    Real Estate License ID: S60556
    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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