Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    Henderson Rd Batesville, MS 38606

    View on Map
    Sponsored
    For Sale
    $180,000

    Acres 10+,Acreage - Batesville, MS

    Lot size:
    45.00 Acres
    Days on Market:
    2
    Last Refresh:
    Mar 6 at 2:06 am

    Property Features for Henderson Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    45.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Caleb Warren

    SmallTown Hunting Properties & Real Estate (769) 888-2522

    Listing agent Caleb Warren (769) 888-2522

    Listing date Mar 5, 2026

    MLS# 164759 Listing URL

    Copyright © 2026 North Central Mississippi Realtors. 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

    45 Acres Pasture Ground in Batesville

    Located along Henderson Road in Batesville, Mississippi, this 45-acre property features productive pasture ground suitable for hay production or a working cattle operation. The land is fully fenced and cross-fenced. A large pond offers fishing opportunities, and a smaller pond provides a water supply for livestock and wildlife. The property is suitable for building a home with views. It can be used to start or expand a cattle operation, or create a recreational getaway.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Batesville
    County
    Panola
    State
    Mississippi
    Longitude
    -89.835994
    Latitude
    34.290659

    Nearby Similar for Sale

    • $125,000
      2,125 SF

      Batesville Town Square Commercial Building

      Well-maintained commercial building in Batesville Town Square, ideal for retail.
      115 Public Sq, Batesville, MS 38606
      View Details
    • New
      $365,200
      91.30 Acres

      91.3 Acres in Batesville, MS

      91.3 acre property ideal for hay, grazing, or recreation.
      Henderson Rd, Batesville, MS 38606
      View Details
    • $125,000
      3,780 SF

      Batesville Commercial Property For Sale

      Commercial property with high visibility location in Batesville, Mississippi.
      147 Highway 51 North, Batesville, MS 28606
      View Details
    • $525,000
      3,552 SF

      Batesville Multi-Family Investment Opportunity

      Multi-family property near Batesville Courthouse with expansion potential.
      100 Potts St, Batesville, MS 38606
      View Details
    • Contact for pricing
      1,650 SF

      Retail Space in Batesville, MS

      Versatile 1,650 sq ft retail space in high-traffic location.
      434/436 Highway 6, Batesville, MS 38606
      View Details
    • $1,900,000
      18,500 SF

      Batesville Commercial Facility on Two Acres

      18,500 SF facility near I-55 in Panola County, Mississippi.
      369 Enterprise Dr, Batesville, MS 38606
      View Details
    • $545,272
      136.30 Acres

      Pasture and Recreation Land

      136.3 acres of pasture, timber, ponds, and hunting potential.
      Henderson Rd, Batesville, MS 38606
      View Details
    • Contact for pricing
      90,000 SF

      Industrial Building in Batesville, MS

      90,000 SF industrial building built in 1989 for sale.
      875 Highway 51 S, Batesville, MS 38606
      View Details
    • $129,000
      3,200 SF

      Batesville Commercial Building For Sale

      3,200 sq ft commercial building in the heart of Batesville.
      231 Vance St, Batesville, MS 38606
      View Details
    • $89,000
      1,927 SF

      Batesville Commercial Building For Sale

      Historic 1927 SF commercial building near Batesville Town Square.
      102 Panola Ave, Batesville, MS 38606
      View Details
    • $129,000
      3,200 SF

      Batesville Commercial Building For Sale

      3,200 sq ft commercial building in the heart of Batesville.
      231 Vance St, Batesville, MS 38606
      View Details

    FAQs

    What type of property is this?
    Ranch - 45 acres of fenced pasture land with ponds in Batesville.
    Where is this ranch located?
    The property is located at Henderson Rd Batesville, 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: - 45 acres of fully fenced and cross-fenced pasture ground ideal for hay production or cattle operation.; - Large pond for fishing and a smaller pond for livestock and wildlife.; - Potential to build a dream home with stunning views.
    (662) 736-6764
    Request Owner's contact information
    Henderson Rd Batesville, MS 38606
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Henderson Rd
    Batesville, MS 38606
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Henderson Rd Batesville, MS 38606
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Caleb Warren
    (662) 736-6764 (769) 888-2522 (334) 931-0090
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!