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    Turn-Key Hunting and Camp Land Title is generated by Realmo AI

    1017 Insemore Road, Hermanville, MS 39086

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    Claim this Listing
    Pending
    $1,592,500

    LAND - MS

    Lot size:
    455.00 Acres
    Added:
    May 5, 2023
    Days on Market:
    1128
    Last Refresh:
    Jun 5 at 5:06 pm

    Property Features for 1017 Insemore Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    100502000100+
    Lot size
    455.00 Acres

    Taxes and HOA fees

    Tax Description
    SEC 16 & 20 T12N R5E

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Septic Tank
    Water front features
    Pond, Creek

    We can help!

    Listing Contact
    Slade Priest
    Slade Priest

    Listing agent Slade Priest License #24462

    Listing office United Country - Southern States Realty 4124 Highway 24 W, McComb, MS

    Listing date May 5, 2023

    MLS# 138323

    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.

    HighLights

    • ±455 acres hunting land in Claiborne County, MS just off Highway 18
    • Private gated entrance and camp setup with small mobile home plus front and back porches
    • Newly constructed metal building with lockable storage and a large enclosed skinning room adjoining the campsite
    • Includes 3 duck holes and several creeks and sloughs, with a large cypress slough on the property
    • Over 12 food plots with box stands and feeders; clover established in most plots
    • Utilities noted: electricity available; sewer via septic tank

    Overview

    This 455-acre hunting and agricultural property includes a private gated entrance and turn-key camp and shop improvements. The onsite living area is a small mobile home with front and back porches. A newly constructed metal building adjoins the campsite and includes lockable storage and a large enclosed skinning room, positioned above a large cypress slough.

    The land is set up for waterfowl and upland hunting, with 3 duck holes and multiple creeks and sloughs throughout the tract. It also features planted crop fields, pine plantations, and hardwood areas. Food plots are established across the property, with 12 strategically placed plots supported by box stands and feeders, and clover already established in most plots.

    With deer and turkey hunting in place and limited hunting pressure reported in recent years, the layout supports year-round use for hunting and time outdoors. The mix of cover types, water access, and prepared hunting infrastructure—including stands, feeders, and a dedicated skinning area—makes the property a practical option for buyers looking for an operational, ready-to-use hunting tract.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Hermanville
    County
    Claiborne
    State
    Mississippi
    Longitude
    -90.725343
    Latitude
    32.015131

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    • $1,592,500
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      Land Available in Hermanville, MS

      Land for sale in Hermanville, Mississippi, with 455 square feet.
      1017 Insemore Pl, Hermanville, MS
      View Details

    FAQs

    What type of property is this?
    Hunting land - Large hunting property with a gated entrance, camp and shop, and established food plots for deer and turkey.
    Where is this hunting land located?
    The property is located at 1017 Insemore Road Hermanville, MS.
    What is the asking price?
    The asking price for this property is $1,592,500.
    What are key features of this property?
    This property features: ±455 acres hunting land in Claiborne County, MS just off Highway 18; Private gated entrance and camp setup with small mobile home plus front and back porches; Newly constructed metal building with lockable storage and a large enclosed skinning room adjoining the campsite
    (601) 888-0094
    We can help!
    Listing Contact
    Slade Priest
    Slade Priest
    Real Estate License ID: 24462
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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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