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    Recreational Retreat with Income Potential Title is generated by Realmo AI

    1608 Highway 586, Foxworth, MS 39483

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    Claim this Listing
    For Sale
    $799,000

    COMMERCIAL - Foxworth, MS

    Property size:
    7,960 SF
    Lot size:
    82.00 Acres
    Price / SF:
    $100/SF
    Added:
    Jul 11, 2025
    Days on Market:
    320
    Last Refresh:
    May 26 at 2:06 am

    Property Features for 1608 Highway 586

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    16
    Rooms
    Bathroom 13, Bathroom 15, Bathroom 8, Bathroom 11, Bathroom 3, Bathroom 5, Bathroom 10, Bathroom 12, Bathroom 14, Bathroom 4, Bathroom 2, Bathroom 16, Bathroom 6, Bathroom 7, Bathroom 9, Bathroom 1
    Parking features
    Off Street
    Standard status
    Active
    APN
    23761 & 23762
    Size
    7,960 SF
    Lot size
    82.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    82+/- Acres to be determined by survey

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well

    Building Details

    Year built
    2021
    Building materials
    Frame
    Roof type
    Metal

    We can help!

    Listing Contact
    Jeremy Reid

    Listing agent Jeremy Reid License #S61097

    Listing office Posey Land Company LLC DBA MOSSY OAK PROPERTIES 105 W Chickasaw Ste C, BROOKHAVEN, MS

    Listing date Jul 11, 2025

    MLS# 144937

    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

    • High‑Capacity Accommodation: Host up to 125 guests, perfect for large groups and events.
    • Turnkey Recreational Retreat: Featuring a central pavilion with a commercial kitchen and multiple cabins ready for immediate use.
    • Extensive Acreage: Enjoy 82 acres with wooded trails, open space, a stocked pond, and creek access.
    • Income Potential: Expand lodging, RV campsites, or adventure features from current youth program use.
    • Durable and Low‑Maintenance Construction: Metal siding and roofing on main structure and cabins.
    • Convenient Location: Close to attractions like The Yards Sportsplex and Bogue Chitto River, with easy access to Hattiesburg and New Orleans.

    Overview

    This 82-acre recreational retreat is designed for hosting, exploring, and enjoying the outdoors. It features a mix of cleared land, wooded habitat, and developed facilities, offering comfort, recreation, and long-term income potential. A central pavilion includes a furnished living space with 2 bedrooms, 16 beds (8 bunk beds), a commercial-grade kitchen, a kitchenette with a refrigerator and sink, 2 showers, 2 toilets, an outdoor shower, and mini-split A/C. A covered front porch and fire pit overlook the nearby creek. The structure is built with metal siding and roofing. Seven additional bunk-style cabins, each with 16 beds, provide comfort and easy upkeep. The property can accommodate up to 125 guests, making it suitable for youth camps, church retreats, corporate events, family reunions, or short-term lodging. The retreat is currently used by church groups and other youth-based organizations for outdoor programs and group gatherings. The land includes nearly 40 acres of wooded habitat with established trails for hiking, nature walks, or ATV rides. The remaining acreage offers open recreational space, a stocked pond, shaded picnic areas, and access to two spring-fed creeks. There is room to expand cabin rentals, build additional lodging near the creek, develop a full-scale RV campsite, or add adventure features like an aerial zip line course or treehouse cabins. Nearby attractions include The Yards Sportsplex, Red Bluff, Bogue Chitto River, Lake Columbia/Lake Bill Waller, Hattiesburg, New Orleans, Baton Rouge, Jackson MS, and Mobile AL.
    Property Profile Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Kitchen & Bath Showroom Food Market Grocery & Convenience Store Plumbing Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Foxworth
    County
    Marion
    State
    Mississippi
    Longitude
    -89.918872
    Latitude
    31.235109

    FAQs

    What type of property is this?
    Campground - 82-acre recreational retreat with lodging, trails, and expansion potential.
    Where is this campground located?
    The property is located at 1608 Highway 586 Foxworth, MS.
    What is the asking price?
    The asking price for this property is $799,000.
    What are key features of this property?
    This property features: High‑Capacity Accommodation: Host up to 125 guests, perfect for large groups and events.; Turnkey Recreational Retreat: Featuring a central pavilion with a commercial kitchen and multiple cabins ready for immediate use.; Extensive Acreage: Enjoy 82 acres with wooded trails, open space, a stocked pond, and creek access.
    (601) 395-9377
    We can help!
    Listing Contact
    Jeremy Reid
    Real Estate License ID: S61097
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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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