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    West Lincoln Investment Opportunity Title is generated by Realmo AI

    1404 Gene Road Southwest, Bogue Chitto, MS 39629

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    For Sale
    $295,000

    Tenant-occupied mobile homes with expansion potential in West Lincoln School District.

    Type:Multi Family
    Property size:
    1,680 SF
    Price / SF:
    $175/SF
    Added:
    Mar 19, 2026
    Days on Market:
    76
    Last Refresh:
    Mar 19 at 8:40 pm

    Property Features for 1404 Gene Road Southwest

    General Information

    Standard status
    Active
    Size
    1,680 SF
    Property subtype
    Multi Family

    Building Details

    Year Built
    2007

    We can help!

    Listing Contact
    Brandt Watson
    Brandt Watson

    Listing agent Brandt Watson License #S58821

    Listing office United Country - Southern States Realty

    Listing date Mar 19, 2026

    Source Compass

    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 United Country - Southern States Realty

    HighLights

    • Turnkey investment property with immediate income from four tenant‑occupied mobile homes.
    • Located in the desirable West Lincoln School District.
    • Potential to add up to four additional mobile homes for future growth.
    • Three homes are 3 bed, 2 bath units.
    • One home is a 2 bed, 1 bath unit.
    • Property serviced by a shared water well.

    Overview

    This West Lincoln investment opportunity features four tenant-occupied mobile homes. The property is located in the West Lincoln School District. Three of the homes contain 3 bedrooms and 2 bathrooms, while one home has 2 bedrooms and 1 bathroom. The property is serviced by a shared water well, and all tenants own their own appliances. There is ample room to expand, with the potential to add up to four additional mobile homes. The property size is 1680 square feet. This property offers immediate income with strong upside for future growth.
    Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Map

    City
    Bogue Chitto
    County
    Lincoln
    State
    Mississippi
    Longitude
    -90.559716
    Latitude
    31.451066

    Nearby Similar for Sale

    • $150,000
      2,527 SF

      Versatile Commercial Building on Highway 51

      2,527 SF commercial building suitable for various trade businesses.
      2849 U.S. 51, Bogue Chitto, MS 39629
      View Details
    • $295,000
      1,680 SF

      Tenant-Occupied Mobile Home Investment

      Turnkey investment opportunity with immediate income and expansion potential.
      1404 SW Gene Road, Bogue Chitto, MS 39629
      View Details

    FAQs

    What type of property is this?
    Mobile home & RV park - Tenant-occupied mobile homes with expansion potential in West Lincoln School District.
    Where is this mobile home & rv park located?
    The property is located at 1404 Gene Road Southwest Bogue Chitto, MS.
    What is the asking price?
    The asking price for this property is $295,000.
    What are key features of this property?
    This property features: Turnkey investment property with immediate income from four tenant‑occupied mobile homes.; Located in the desirable West Lincoln School District.; Potential to add up to four additional mobile homes for future growth.
    (601) 341-8618
    We can help!
    Listing Contact
    Brandt Watson
    Brandt Watson
    Real Estate License ID: S58821
    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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    1404 Gene Road Southwest, Bogue Chitto, MS 39629
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