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    10.1 Acres Mini Farm Land Title is generated by Realmo AI

    0 number C Hwy 90 Cottondale FL 32431, Cottondale, FL 32431

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    Claim this Listing
    For Sale
    $99,000

    Vacant Land - Cotttondale, FL

    Lot size:
    10.10 Acres
    Added:
    Dec 19, 2025
    Days on Market:
    152
    Last Refresh:
    May 20 at 6:06 pm

    Property Features for 0 number C Hwy 90 Cottondale FL 32431

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    Lot size
    10.10 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Hale Smith

    Listing agent Hale Smith

    Listing office Tutt Real Estate 6352 2nd Avenue, Thomaston, FL

    Listing date Dec 19, 2025

    MLS# 11620860 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.

    HighLights

    • 10.1± acre mini farm with direct access from FL Highway 90.
    • Cleared house spot/homesite and greenfield area are already in place.
    • Newly installed driveway and internal trail system provide easy property access.
    • Mix of wooded cover offers privacy and excellent wildlife habitat.
    • Conveniently located near Cottondale, Chipley, and within an hour of Panama City Beach.
    • Suitable for a homesite, mini farm, or recreational retreat.

    Overview

    Located in Jackson County, Florida, approximately 5 miles west of Cottondale, the East Pines Mini Farm is a 10.1± acre property situated along FL Highway 90. The land provides convenient paved road access while maintaining a private, rural setting in North Florida. A newly installed driveway and entrance from Highway 90 lead to a defined homesite and a small cleared house spot. Beyond this, a cleared greenfield area offers space for a garden or food plot. The property includes a newly established internal trail system, providing easy access throughout the tract for recreation, walking, or ATV use. The balance of the land is wooded with a mix of pine and hardwoods, offering privacy, shade, and wildlife habitat. The property is suitable for a homesite, mini farm, or recreational retreat. With usable areas already cleared and trails in place, East Pines Mini Farm is ready to enjoy immediately while still offering flexibility for future improvements. It is convenient to Chipley and surrounding North Florida towns and less than an hour to Panama City Beach and the Emerald Coast, with easy access to rivers, springs, hunting, fishing, and outdoor recreation.
    Location Intelligence

    Current Use by Public Records

    Farms

    Map

    City
    Cottondale
    County
    Jackson
    State
    Florida
    Longitude
    -85.363909
    Latitude
    30.792082

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    FAQs

    What type of property is this?
    Farm - 10.1 acres mini farm in Jackson County, Florida.
    Where is this farm located?
    The property is located at 0 number C Hwy 90 Cottondale FL 32431 Cottondale, FL.
    What is the asking price?
    The asking price for this property is $99,000.
    What are key features of this property?
    This property features: 10.1± acre mini farm with direct access from FL Highway 90.; Cleared **house spot/homesite and greenfield area are already in place.**; Newly installed driveway and internal trail system provide easy property access.
    (334) 454-4571
    We can help!
    Listing Contact
    Hale Smith
    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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