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    Dawson Road Tchula, MS 39169

    View on Map
    For Sale
    $351,500

    LAND - Tchula, MS

    Lot size:
    97.00 Acres
    Added:
    Jul 10, 2025
    Days on Market:
    266
    Last Refresh:
    Apr 1 at 6:06 pm

    Property Features for Dawson Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    005-23-01201
    Lot size
    97.00 Acres

    Taxes and HOA fees

    TaxYear
    2024
    TaxDescription
    A Tract Of Land Lying In The N1/2 Of Sec. 23
    TaxAnnualAmount
    1046

    Utilities

    Utilities
    Water Available
    Water front
    1

    We can help!

    Listing Contact
    Brandt Watson
    Brandt Watson

    Listing agent Brandt Watson License #S58821

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

    Listing date Jul 10, 2025

    MLS# 145057

    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

    97 Acre Recreational Hunting Tract

    This 97-acre recreational tract, located near Hillside and Morgan Brake Refuges, offers opportunities for duck and deer hunting. The property features a mix of flooded hardwood timber and 25 acres of row crop fields. The majority of the hardwood timber is naturally flooded, making it suitable for duck hunting. The east side of the property provides deer habitat. The 25 acres of row crop ground can be leased to local farmers, planted in dove fields, converted into managed duck impoundments, or used for wildlife food plots. Multiple spots are suitable for a camp or equipment shop, providing year-round access. Located 3 miles from Hillside National Wildlife Refuge, 5 miles from Morgan Brake NWR, and 25 miles from Panther Swamp, the property is surrounded by public land hunting areas in Mississippi. The property is located in Tchula, MS.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Tchula
    County
    Holmes
    State
    Mississippi
    Longitude
    -90.278325
    Latitude
    33.150205

    Nearby Similar for Sale

    • $375,000

      Tchula Hunting Land For Sale

      113-acre hunting land with CRP income near Jackson and Greenwood.
      Mississippi 12, Tchula, MS 39169
      View Details
    • $185,000

      Tchula, MS Land with Ducks

      40 acre tract with duck and deer hunting.
      Highway 12, Tchula, MS 39169
      View Details
    • $351,500

      Mississippi Delta Hunting and Recreational Land

      97 acre recreational tract near Hillside & Morgan Brake Refuges.
      625 Dawson Rd, Tchula, MS
      View Details
    • $94,500

      Holmes County Hunting Land

      43.3 acre hunting land with mature cypress trees.
      00 Quofaloma Road, Tchula, MS 39169
      View Details

    FAQs

    What type of property is this?
    Farm - Recreational and income-producing land near Hillside & Morgan Brake Refuges.
    Where is this farm located?
    The property is located at Dawson Road Tchula, MS.
    What is the asking price?
    The asking price for this property is $351,500.
    What are key features of this property?
    This property features: 97 acre recreational tract in the Mississippi Delta flyway, ideal for duck and deer hunting; Mix of flooded hardwood timber and 25 acres of row crop fields provides diverse hunting and income potential; Naturally flooded hardwood timber is 'duck‑hunt ready'
    (601) 341-8618
    We can help!
    Listing Contact
    Brandt Watson
    Brandt Watson
    Real Estate License ID: S58821
    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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