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    TBN Bunkley Road Meadville, MS 39653

    View on Map
    Pending
    $2,850,000

    LAND - Meadville, MS

    Lot size:
    750.00 Acres
    Added:
    May 14, 2025
    Days on Market:
    327
    Last Refresh:
    Apr 5 at 12:06 pm

    Property Features for TBN Bunkley Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    40300100 (+++)
    Lot size
    750.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Sec 40 T4N R2E
    Tax Annual Amount
    1

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Brandon Fortenberry

    Listing agent Brandon Fortenberry License #S53020

    Listing office Landmax Properties P.O. Box 865, Brookhaven, MS

    Listing date May 14, 2025

    MLS# 144608

    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

    750 Acres Riverfront Paradise

    This 750-acre property in Franklin County offers 2.5 miles of Homochitto River frontage, featuring sandbars that stretch 250 yards wide. The timberland has been managed by the same family for over 75 years and contains hardwood and pine timber, food plots, and abundant wildlife. The property is accessible via road frontage on Bunkley Rd, with an extensive road system throughout. It is suited for deer and turkey hunting, timber investment, and subdivision into riverfront camp properties. The location is surrounded by large tract landowners in a tranquil and desirable area. It is located in Meadville, MS.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Meadville
    County
    Franklin
    State
    Mississippi
    Longitude
    -90.8369
    Latitude
    31.4031

    Nearby Similar for Sale

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      Franklin County Timberland and Recreation

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      Meadville Vacant Land For Sale

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      Meadville Vacant Land Opportunity

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    • $170,000

      Campground Near Lake Okhissa

      Campground near Lake Okhissa with redevelopment potential.
      5374 US-98, Meadville, MS
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    • $94,920

      Meadville Land Near National Forest

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    • $1,100,692

      Franklin County Recreational Land For Sale

      Recreational land with timber investment potential in Franklin County, MS.
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      View Details

    FAQs

    What type of property is this?
    Farm - Breathtaking riverfront property with timber, wildlife, and development potential.
    Where is this farm located?
    The property is located at TBN Bunkley Road Meadville, MS.
    What is the asking price?
    The asking price for this property is $2,850,000.
    What are key features of this property?
    This property features: 750 acres of riverfront property with **2.5 miles of Homochitto River frontage**; **Extensive, picturesque sandbars, up to 250 yards wide**, creating a beach‑like experience.; Meticulously managed timberland with mature hardwood and pine, representing a sound timber investment.
    (601) 757-5743
    We can help!
    Listing Contact
    Brandon Fortenberry
    Real Estate License ID: S53020
    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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