Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Franklin Parish Farmland For Sale Title is generated by Realmo AI

    T.B.D. Highway 17, Winnsboro, LA 71295

    View on Map
    Claim this Listing
    For Sale
    $552,000

    Vacant Land - Winnsboro, LA

    Lot size:
    92.00 Acres
    Added:
    Feb 13, 2026
    Days on Market:
    102
    Last Refresh:
    May 26 at 8:06 am

    Property Features for T.B.D. Highway 17

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    Lot size
    92.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Stihl Smith

    Listing agent Stihl Smith

    Listing office Delta Land & Real Estate LLC 7134 Hwy 165, Columbia, LA

    Listing date Feb 13, 2026

    MLS# 11654768 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 81 +- acres of tillable farmland
    • Nearly a mile of road frontage on three public roads
    • Irrigated and leveled land
    • Well with power unit on the property
    • Utilities available for potential development
    • Chicken litter applied for two consecutive years

    Overview

    Available for purchase is a 92-acre tract of irrigated and leveled farmland located in Franklin Parish. The property features approximately 81 acres of tillable land. It benefits from access to three public roads and has nearly a mile of road frontage. A well with a power unit is situated on the east side of the farm. The land has been treated with chicken litter for the past two years. The property is located approximately 6.5 miles from Winnsboro and about 2.5 miles from Crowville. Utilities are available, suggesting potential for development given the road frontage and cleared land.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Map

    City
    Winnsboro
    County
    Franklin
    State
    Louisiana
    Longitude
    -91.627126
    Latitude
    32.219272

    Nearby Similar for Sale

    • $950,000

      Winnsboro Grain Elevator Facility

      Grain elevator facility on Highway 425 in Winnsboro, LA.
      3397 front st, Winnsboro, LA 71295
      View Details
    • $2,500,000
      2,500 SF

      Turnkey Hunting Tract with Camp

      355 acre hunting tract with camp and income.
      TBD Hwy 4, Winnsboro, LA 71295
      View Details
    • $280,000

      80 Acres Pasture & Hunting Land

      Versatile 80-acre tract with pasture, hunting, and development potential.
      000 Catfish Ln, Winnsboro, LA 71295
      View Details
    • $350,000

      Farmland in North Franklin Parish

      94 acres of farmland with road frontage and utilities.
      T.B.D. Hill Ridge Rd., Winnsboro, LA 71295
      View Details
    • $340,000

      Franklin Parish Land For Sale

      108 acre tract in Franklin Parish, Louisiana.
      108 Acres, John Rivers Rd. Franklin Parish, LA, Winnsboro, LA 71295
      View Details
    • $615,000
      23,286 SF

      Winnsboro Climate-Controlled Facility on 4 Acres

      23,286 SF climate-controlled facility on 4.03 acres in Winnsboro, LA.
      7255 Prairie Rd, Winnsboro, LA
      View Details
    • $295,000

      Winnsboro Country Home on Acreage

      Spacious country home near Big Lake WMA, remodeled in 2012.
      494 Hwy 862, Winnsboro, LA 71295
      View Details
    • $2,100,000

      Prime Commercial Land in Winnsboro

      6-acre commercial property with highway frontage in Winnsboro, Louisiana.
      TBD Front Street, Winnsboro, LA 71295
      View Details
    • $95,000

      27 Acres Pastureland and Woods

      27 acres in Franklin Parish, suitable for grazing or recreation.
      Catfish Ln, Winnsboro, LA
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 92-acre farmland with utilities, suitable for development.
    Where is this agricultural land / farmland located?
    The property is located at T.B.D. Highway 17 Winnsboro, LA.
    What is the asking price?
    The asking price for this property is $552,000.
    What are key features of this property?
    This property features: 81 +- acres of tillable farmland; Nearly a mile of road frontage on three public roads; Irrigated and leveled land
    (318) 502-8860
    We can help!
    Listing Contact
    Stihl Smith
    Learn More
    Request Owner's contact information
    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.
    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
    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

    Thank You for Inquiry
    T.B.D. Highway 17, Winnsboro, LA 71295
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!