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    Sunflower Road Itta Bena, MS 38941

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    Claim this Listing
    For Sale
    $105,000

    LAND - Itta Bena, MS

    Lot size:
    15.00 Acres
    Added:
    Mar 27, 2026
    Days on Market:
    33
    Last Refresh:
    Apr 28 at 1:06 pm

    Property Features for Sunflower Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    09619010200120
    Lot size
    15.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    A PARCEL LOCATED SOUTH OF ITTA BENA-SUNFLOWER ROAD SITUATED IN NE1/4 S19 T19 R1W
    Tax Annual Amount
    324

    Utilities

    Utilities
    Water Available

    We can help!

    Listing Contact
    Elecia Elmore
    Elecia Elmore

    Listing agent Elecia Elmore License #S52352

    Listing office Powers Properties 109 W MARKET STREET, Greenwood, MS

    Listing date Mar 27, 2026

    MLS# 4143988 Listing URL

    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

    Versatile 15-Acre Tract in Itta Bena

    This 15-acre tract is located within the city limits of Itta Bena, Mississippi. Currently utilized as productive row crop farmland, the property features rich soil and open, level terrain, making it suitable for continued agricultural use. Its location inside the city limits allows for possible residential or commercial development, presenting an investment opportunity for building, expansion, or diversification. The property benefits from easy access and nearby utilities, facilitating future development. This property offers flexibility, location, and value.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Itta Bena
    County
    Leflore
    State
    Mississippi
    Longitude
    -90.323706
    Latitude
    33.497237

    Nearby Similar for Sale

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      Highway 82 Church For Sale

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    • $78,000

      Productive Farmland with Development Potential

      31.2 acres of farmland near Highway 82 in Itta Bena.
      Cr 514, Itta Bena, MS 38941
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    • $12,000

      Residential Lots Ready to Build

      Four residential lots available for building in Itta Bena.
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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 15 acres in Itta Bena, MS, suitable for agriculture/development.
    Where is this agricultural land / farmland located?
    The property is located at Sunflower Road Itta Bena, MS.
    What is the asking price?
    The asking price for this property is $105,000.
    What are key features of this property?
    This property features: 15‑acre tract within Itta Bena city limits offers development potential.; Currently used as productive row crop farmland with rich soil.; Open, level terrain is ideal for agriculture.
    (662) 897-9026
    We can help!
    Listing Contact
    Elecia Elmore
    Elecia Elmore
    Real Estate License ID: S52352
    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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