Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    36.62 Acres Land Opportunity Title is generated by Realmo AI

    14456 Hwy 6, Thaxton, MS 38871

    View on Map
    Claim this Listing
    For Sale
    $484,950

    LAND - THAXTON, MS

    Lot size:
    36.62 Acres
    Added:
    Apr 29, 2026
    Days on Market:
    25
    Last Refresh:
    May 23 at 2:06 am

    Property Features for 14456 Hwy 6

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    36.62 Acres

    We can help!

    Listing Contact
    Hudson Magee

    Listing agent Hudson Magee

    Listing office Magee & Boone, LLC 2716 W OXFORD LOOP STE 179, Oxford, MS

    Listing date Apr 29, 2026

    MLS# 167332 Listing URL

    Copyright © 2026 North Central Mississippi Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 36.62+\/- acre tract with 924 feet of prime highway frontage.
    • Mix of mature timber and open pasture provides natural beauty and flexibility.
    • Old homesite with existing water and power utilities.
    • Ideal habitat for deer and turkey, creating a hunter's retreat.
    • Combination of development potential, possible investment income, and outdoor recreation.
    • Located on the Pontotoc County side of the Lafayette/Pontotoc County line.

    Overview

    This 36.62+/- acre tract is located on the Pontotoc County side of the Lafayette/Pontotoc County line, featuring 924 feet of highway frontage. The property offers development potential, possible investment income, and outdoor recreation opportunities. It includes a mix of mature timber and open pasture. An old homesite on the property has existing water and power utilities. The timber and terrain create habitat for deer and turkey. The property is located in THAXTON, MS.
    Property Profile Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Thaxton
    County
    Pontotoc
    State
    Mississippi
    Longitude
    -89.243191
    Latitude
    34.300026

    Nearby Similar for Sale

    • $30,000

      Land Lot in Thaxton, MS

      One acre lot available in Thaxton, Mississippi.
      Thaxton, MS 38871
      View Details
    • $139,000

      Acreage on Highway 278

      Land ideal for business or residential development near Oxford.
      HWY 336, THAXTON, MS 38871
      View Details
    • $110,000

      20 Acres in Pontotoc County

      20 acre tract in Pontotoc County, Mississippi, between Pontotoc and Oxford.
      Hobby Coop Road, THAXTON, MS 38871
      View Details
    • $595,000

      50 Acres in Lafayette Springs

      50-acre property in Lafayette Springs with utilities in place.
      36 County Road 284, THAXTON, MS 38655
      View Details
    • $200,000

      Thaxton, MS - 20 Acre Land

      20-acre property perfect for homesite, retreat, or getaway.
      Coleman Road, Thaxton, MS 38871
      View Details
    • $429,900

      70 Acres Near National Forest

      70 acres of land near Holly Springs National Forest.
      CR 255 (LAFAYETTE COUNTY), THAXTON, MS 38871
      View Details
    • $188,100

      Land in Thaxton, Mississippi

      34.2-acre tract with frontage on Hwy 346.
      HWY 346, THAXTON, MS 38871
      View Details

    FAQs

    What type of property is this?
    Land - Land with highway frontage, utilities, timber, pasture, and hunting.
    Where is this land located?
    The property is located at 14456 Hwy 6 Thaxton, MS.
    What is the asking price?
    The asking price for this property is $484,950.
    What are key features of this property?
    This property features: 36.62+\/- acre tract with **924 feet of prime highway frontage.**; Mix of mature timber and open pasture provides natural beauty and flexibility.; Old homesite with existing water and power utilities.
    (662) 701-7999
    We can help!
    Listing Contact
    Hudson Magee
    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
    14456 Hwy 6, THAXTON, MS 38871
    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!