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    Waterford, MS Wooded Land Parcels Title is generated by Realmo AI

    Byers Drive, Waterford, MS 38685

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    Picture of Land at Byers Drive, Waterford, MS
    For Sale
    $99,500

    LAND - Waterford, MS

    Lot size:
    24.00 Acres
    Added:
    Feb 25, 2026
    Days on Market:
    101
    Last Refresh:
    Jun 6 at 4:06 am

    Property Features for Byers Drive

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    168 -27-00900
    Lot size
    24.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    Parcel 1 Parcel ID: 168-27-00900 Acreage: 17.70+/- Acres Section-Township-Range: 27-5S-3W Legal Description: S16A OF SE1/4 SW1/4 Section 27, Township 05 South, Range 03 West Marshall County, Mississippi Deed Reference: Book 2019, Page 000362 Parcel 2 Parcel ID: 168-34-00400 Acreage: 6.30+/- Acres Section-Township-Range: 34-5S-3W Legal Description: N 8A OF NE1/4 NW1/4 Section 34, Township 05 South, Range 03 West Marshall County, Mississippi Deed Reference: Book 2019, Page 000362
    Tax Annual Amount
    72

    We can help!

    Listing Contact
    Kenneth Woods
    Kenneth Woods

    Listing agent Kenneth Woods License #S-57140

    Listing office eXp Realty 321 Hwy 51 Suite F Mark Metcalf, Ridgeland, MS

    Listing date Feb 25, 2026

    MLS# 4140456 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.

    HighLights

    • Approximately 24 acres of wooded land offering privacy and scenic surroundings.
    • Two separate parcels provide flexibility for various uses.
    • Located in a peaceful rural setting convenient to North Mississippi and Memphis.
    • Gently rolling terrain with multiple potential homesite locations.
    • Mix of hardwoods and evergreen trees provides wildlife habitat.
    • Low annual property taxes.

    Overview

    This property presents a rare opportunity to acquire approximately 24 acres of wooded land in Waterford, Mississippi. The offering comprises two separate parcels, one 17.70 acres and the other 6.30 acres, being sold together. The combined acreage provides flexibility for various uses, including a private estate, homestead, recreational retreat, or long-term investment. The land is primarily wooded, featuring a natural mix of hardwoods and evergreen trees, which ensures privacy, supports wildlife habitat, and contributes to the scenic surroundings. The terrain is gently rolling with varying elevations, offering multiple potential homesite locations while preserving a peaceful rural setting. Situated in Marshall County and within the Marshall County School District, the property offers a quiet country atmosphere while maintaining convenient access to North Mississippi and the greater Memphis area. Low annual property taxes enhance its attractiveness as a long-term holding. Parcel IDs are 168-27-00900 (17.70 acres) and 168-34-00400 (6.30 acres).
    Property Profile Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Waterford
    County
    Marshall
    State
    Mississippi
    Longitude
    -89.504631
    Latitude
    34.613444

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    FAQs

    What type of property is this?
    Land - Two wooded parcels totaling 24 acres in Waterford, Mississippi.
    Where is this land located?
    The property is located at Byers Drive Waterford, MS.
    What is the asking price?
    The asking price for this property is $99,500.
    What are key features of this property?
    This property features: Approximately 24 acres of wooded land offering privacy and scenic surroundings.; Two separate parcels provide flexibility for various uses.; Located in a peaceful rural setting convenient to North Mississippi and Memphis.
    (901) 496-3256
    We can help!
    Listing Contact
    Kenneth Woods
    Kenneth Woods
    Real Estate License ID: S-57140
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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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