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    Zoned AG2 Land with Pond Title is generated by Realmo AI

    Little Zion Road, Sneads, FL 32460

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    Claim this Listing
    New
    For Sale
    $125,000

    LAND - Sneads, FL

    Lot size:
    10.07 Acres
    Added:
    Jun 5, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 6 at 7:06 am

    Property Features for Little Zion Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    R 07-5N-07-0000-0010-0014
    Lot size
    10.07 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    SEC/TWN/RNG/MER:SEC 07 TWN 5N RNG 07 OR 711 P 440 OR 711 P 442 PORTION OF SE1/4 OF NE1/4 DESC AS: COMM AT NE COR OF SE1/4 OF NE1/4 TH S 01 DEG 15 MIN 00 SEC W ALONG E SEC LN 420 FT TO POB TH S 01 DEG 15 MIN 00 SEC W ALONG SEC LN 420 FT TH N 88 DEG 45 MIN 00 SEC W 566.50 FT TH N 01 DEG 15 MIN 00 SEC E 420 FT TH S 88 DEG 45 MIN 00 SEC E 566.50 FT TO POB
    Tax Annual Amount
    31

    Utilities

    Water front features
    Pond
    Water front
    1

    We can help!

    Listing Contact
    Steven Koleno
    Steven Koleno

    Listing agent Steven Koleno License #3469487

    Listing office Beycome of Florida LLC 310 NW 26th St Suite 3, Miami, FL

    Listing date Jun 5, 2026

    MLS# 790899 Listing URL

    Copyright © 2026 Central Panhandle Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 10.07‑acre residential/recreational property in North Florida, zoned AG2
    • On‑site pond and greenhouse on the property
    • Fronting area includes an electric pole located at the front of the property
    • Near the Chattahoochee River and River Road; property is bordered just off River Road & the Chattahoochee River
    • Adjacent to Apalachee Wildlife Management Area (7900 acres) just off Little Zion Road
    • Minutes to Lake Seminole where the Chattahoochee River and Apalachcola River meet

    Overview

    This 10.07-acre tract is offered for sale in North Florida and is zoned AG2. The property includes a pond and a greenhouse, along with woodland and timber characteristics described in the remarks. An electric pole is located at the front of the property. The terrain is noted as having lightly graded elevations that form an amphitheater-style area suitable for outdoor gatherings.

    Access is described via Little Zion Road, a well kept county-maintained dirt road with limited non-resident traffic, and the property is described as bordering just off River Road and the Chattahoochee River. The remarks also reference proximity to the Apalachee Wildlife Management Area across the road from Welcome Church.

    Given the rural, low-traffic setting and the mix of pond, greenhouse, and wooded terrain, this land may be well suited to buyers looking for a residential or recreational homesite configuration on larger acreage, or for hunting and outdoor use. Buyers considering development or improvements should verify utility availability and all details directly, including conditions on-site and any intended use compatibility with the AG2 zoning.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Sneads
    County
    Jackson
    State
    Florida
    Longitude
    -84.976926
    Latitude
    30.784691

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 10.07 acres zoned AG2 with a pond and greenhouse, accessed via a county-maintained dirt road.
    Where is this agricultural land / farmland located?
    The property is located at Little Zion Road Sneads, FL.
    What is the asking price?
    The asking price for this property is $125,000.
    What are key features of this property?
    This property features: 10.07‑acre residential/recreational property in North Florida, zoned AG2; On‑site pond and greenhouse on the property; Fronting area includes an electric pole located at the front of the property
    (804) 656-5007
    We can help!
    Listing Contact
    Steven Koleno
    Steven Koleno
    Real Estate License ID: 3469487
    Request Owner's contact information
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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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