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    Mississippi Delta Legacy Property Title is generated by Realmo AI

    001 HWY 465, Rolling Fork, MS 39159

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    Claim this Listing
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    For Sale
    $7,208,815

    Vacant Land - Rolling Fork, MS

    Lot size:
    1,399.00 Acres
    Added:
    May 5, 2026
    Days on Market:
    7
    Last Refresh:
    May 11 at 6:06 pm

    Property Features for 001 HWY 465

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    10807270100 / 10808350300/10808350101/
    Lot size
    1,399.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Greg Clearman

    Listing agent Greg Clearman

    Listing office National Land Realty, Little Rock, AR 1501 N. Pierce St., Little Rock, MS

    Listing date May 5, 2026

    MLS# 11741132 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

    • Large acreage: 1399.77 surveyed acres in the Mississippi Delta
    • Located on the protected side of the Mississippi Levee
    • Excellent wildlife habitat known for raising giant whitetails and waterfowl
    • Includes Goose Lake (77 +/- acres) and a well to flood an additional 100 acres
    • Generates income from Carbon Credits
    • Lodge sites are in place, and utilities are available

    Overview

    This legacy property encompasses 1399.77 surveyed acres in Issaquenna County, Mississippi. Located on the protected side of the Mississippi Levee, it offers flood water protection. The property is a haven for wildlife, featuring excellent habitat for raising whitetails and waterfowl habitat from Goose Lake, which runs through the majority of the property and provides 77 acres of water. A well is in place to flood an additional 100 acres. The property offers springtime turkeys, fishing, small game, and hogs. It is also a high-income-producing property from generating Carbon Credits. Lodge sites are in place, and utilities are available. Additional lodge locations can be purchased separately.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Rolling Fork
    County
    Sharkey
    State
    Mississippi
    Longitude
    -90.8327
    Latitude
    32.8112

    Nearby Similar for Sale

    • $445,750

      79.96 Acres Prime Hunting Land

      Rare Mississippi Delta hunting property with river frontage and CRP income.
      001 Highway 16, Rolling Fork, MS 39159
      View Details
    • $2,189,092

      Rolling Fork Hunting Paradise

      464-acre hunting tract with lodge near False River.
      Priddy Rd, Rolling Fork, MS 39159
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 1399.77 acre surveyed tract, prime hunting and recreational land.
    Where is this agricultural land / farmland located?
    The property is located at 001 HWY 465 Rolling Fork, MS.
    What is the asking price?
    The asking price for this property is $7,208,815.
    What are key features of this property?
    This property features: Large acreage: 1399.77 surveyed acres in the Mississippi Delta; Located on the protected side of the Mississippi Levee; Excellent wildlife habitat known for raising giant whitetails and waterfowl
    (601) 408-0019
    We can help!
    Listing Contact
    Greg Clearman
    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.

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