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    56 Fr 205 Richton, MS 39476

    Sponsored
    For Sale
    $389,000

    Farm/Estate, Cabin - Richton, MS

    Type:Farm
    Lot size:
    86.00 Acres
    Days on Market:
    12
    Last Refresh:
    Jan 26 at 6:06 am

    Property Features for 56 Fr 205

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Standard status
    Active
    Rooms
    Dining Room, Living Room
    Parking features
    Garage
    Fireplace
    1
    Appliances
    Dishwasher, Refrigerator, Washer
    Lot size
    86.00 Acres

    Utilities

    Heating system
    Fireplace(s)

    Building Details

    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Jim Walley

    Walley Properties, LLC (601) 477-3014

    Listing agent Jim Walley (601) 477-3014

    Listing date Jan 15, 2026

    MLS# 11632344 Listing URL

    Copyright © 2026 My State MLS. 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

    Secluded Hunting Retreat with Cabin

    Located off Mississippi Highway 15, this 86-acre property offers a private, deep-woods retreat surrounded by thousands of acres in the Chickasawhay Management Area within the De Soto National Forest. The property features a rustic multi-level cabin with a main floor that includes two bedrooms, a full bath, a great room with a fireplace, and a kitchen. The second and third floors are unfinished, but plumbing and electrical are roughed in. The cabin has porches on three sides, including a screened-in porch with a swing. A wildlife feeder is set up about 40 yards off the back porch. A storage shed and pole barn are available for equipment. The land is a mix of planted pines and natural hardwoods, with trails leading to a half-acre pond and East Tiger Creek, which stretches across the east side for over 2,000 feet. A metal bridge is located along one of the trails. The property is located 16 miles north of Richton, MS and 21 miles south of Laurel, MS. Nearby cities include Hattiesburg, MS (30 miles), Gulfport, MS (105 miles), Mobile, AL (98 miles), and New Orleans, LA (143 miles). Utility providers are Dixie Electric Power Association and J. P. Utility District for water. DE Fastlink Internet is available in this area. This property is suited as a hunting camp, a weekend getaway, or a quiet retreat.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Specialty properties

    Map

    City
    Richton
    County
    Perry
    State
    Mississippi
    Longitude
    -88.9572
    Latitude
    31.5116

    FAQs

    What type of property is this?
    Specialty property - Private 86-acre wooded property with rustic cabin near De Soto National Forest.
    Where is this specialty property located?
    The property is located at 56 Fr 205 Richton, MS.
    What is the asking price?
    The asking price for this property is $389,000.
    What are key features of this property?
    This property features: - Secluded, off-grid location bordering De Soto National Forest and Chickasawhay Management Area, offering unparalleled privacy and access to over 500,000 acres of public land.; - Rustic multi-level cabin with 2 bedrooms, full bath, kitchen, and fireplace, plus unfinished upper floors ready for your personal touch.; - Extensive outdoor features including porches on three sides, one screened with a swing, a wildlife feeder, storage shed, and pole barn.
    (601) 477-3014
    Request Owner's contact information
    56 Fr 205 Richton, MS 39476
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    Richton, MS 39476
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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
    56 Fr 205 Richton, MS 39476
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    We can help!
    Listing Contact
    Jim Walley
    (601) 477-3014
    Learn more
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