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    113 Acres on Scenic River Title is generated by Realmo AI

    000 River Road, Sneads, FL 32460

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    Claim this Listing
    For Sale
    $559,000

    Spectacular 113-acre property near Lake Seminole, ideal for outdoor activities.

    Type:Land or Vacant Lot
    Lot size:
    113.00 Acres
    Added:
    Oct 16, 2025
    Days on Market:
    225
    Last Refresh:
    May 11 at 1:36 am

    Property Features for 000 River Road

    General Information

    Standard status
    Active
    Lot size
    113.00 Acres
    Property subtype
    Land or Vacant Lot

    We can help!

    Listing Contact
    BEN H ODOM

    Listing agent BEN H ODOM License #BK3125075

    Listing office COUNTRYLAND REALTY, INC.

    Listing date Oct 16, 2025

    Source Corcoran

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of COUNTRYLAND REALTY, INC.

    HighLights

    • 113‑acre property ideal for outdoor recreation and agriculture.
    • Close proximity to Lake Seminole, renowned for fishing and hunting.
    • Planted loblolly pines, a 40‑acre field, duck ponds, and abundant wildlife (turkey, quail, deer).
    • Zoned AG‑2, suitable for agriculture or residential use. Consider a hunting cabin or forever home.
    • Accessible via paved River Rd and Little Zion Rd with interior access roads.
    • Includes two parcels (07‑5N‑07‑0000‑0010‑0010 and 08‑5N‑07‑0000‑0020‑0000).

    Overview

    This 113-acre property is located along scenic River Rd, just north of Sneads, Florida. Approximately half of the property is planted in elite loblolly pines, complemented by a 40-acre field suitable for farming. The property is an outdoor paradise, with duck ponds and abundant wildlife including turkey, quail, and whitetail deer. It is located a couple minutes from boat landings providing access to the 37,000-acre Lake Seminole, known for bass fishing, shellcrackers, catfish, alligator, and duck hunting. Wildlife management areas are also nearby. The property is easily accessible from the paved River Rd on the East side and Little Zion Rd on the West side. Zoned AG-2, the land can be used for agriculture or housing. Access roads run throughout the property, which includes two parcel numbers: 07-5N-07-0000-0010-0010 and 08-5N-07-0000-0020-0000. A locked gate is located on River Rd. The property is suitable for building a hunting cabin or a permanent home.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Suggested Use

    Restaurant Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Auto Parts Store Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sneads
    County
    Jackson
    State
    Florida
    Longitude
    -84.9317
    Latitude
    30.7069

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Spectacular 113-acre property near Lake Seminole, ideal for outdoor activities.
    Where is this agricultural land / farmland located?
    The property is located at 000 River Road Sneads, FL.
    What is the asking price?
    The asking price for this property is $559,000.
    What are key features of this property?
    This property features: 113‑acre property ideal for outdoor recreation and agriculture.; Close proximity to Lake Seminole, renowned for fishing and hunting.; Planted loblolly pines, a 40‑acre field, duck ponds, and abundant wildlife (turkey, quail, deer).
    (850) 482-8100
    We can help!
    Listing Contact
    BEN H ODOM
    Real Estate License ID: BK3125075
    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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