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    Agricultural Land Tract with Road Frontage Title is generated by Realmo AI

    1882 Mcinnis Vernal Road, Lucedale, MS 39452

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    Claim this Listing
    New
    For Sale
    $137,000

    LAND - Lucedale, MS

    Lot size:
    18.51 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 4 at 12:06 am

    Property Features for 1882 Mcinnis Vernal Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    Part Of 120-00-001.01-28
    Lot size
    18.51 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    18.51 acres
    Tax Annual Amount
    239

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well

    We can help!

    Listing Contact
    Sandi Mitchell
    Sandi Mitchell

    Listing agent Sandi Mitchell License #B18931

    Listing office The RealTeam Homes & Land, LLC 767 Church St, Lucedale, MS

    Listing date Jun 2, 2026

    MLS# 4151540 Listing URL

    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

    • 18+ acre property in Greene County with 1,000+ ft of road frontage
    • Utilities and infrastructure include established power and fiber optic internet availability
    • Water and sewer in place: 2 wells and an existing septic tank
    • Includes approximately 2 fenced acres on the property
    • Natural spring head on‑site with potential for developing a small lake
    • Mobile home on the property will be removed within 30 days

    Overview

    This 18.51-acre Greene County property offers a versatile land configuration with approximately 2 fenced acres, two wells, an existing septic system, established power, and fiber optic internet availability. The tract also includes a natural spring head, which could support development of a small lake, and it has an existing mobile home on-site that will be removed within 30 days, leaving a clean canvas for new plans. Public remarks indicate there are no known easements on the property.

    The property is located at 1882 Mcinnis Vernal Road in Lucedale, MS 39452 and features more than 1,000 feet of road frontage, providing access and flexibility for future site planning. With the combination of frontage and existing infrastructure, the land is positioned for a range of uses that benefit from privacy and room to spread out.

    For buyers looking for land with site-ready components, the presence of wells, septic, power, and fiber can reduce early development hurdles compared with raw ground. The acreage and fenced area also support hobby-farm or recreational retreat concepts, while the spring head and open space offer options for custom homesite planning. Investors and developers may view the tract as a candidate for future subdividing or development, subject to applicable approvals.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Lucedale
    County
    George
    State
    Mississippi
    Longitude
    -88.597359
    Latitude
    31.025379

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    FAQs

    What type of property is this?
    Residential land & home lot - 18+ acre tract with 1,000+ feet of road frontage and key utilities already in place, ready for development.
    Where is this residential land & home lot located?
    The property is located at 1882 Mcinnis Vernal Road Lucedale, MS.
    What is the asking price?
    The asking price for this property is $137,000.
    What are key features of this property?
    This property features: 18+ acre property in Greene County with 1,000+ ft of road frontage; Utilities and infrastructure include established power and fiber optic internet availability; Water and sewer in place: 2 wells and an existing septic tank
    (601) 508-9391
    We can help!
    Listing Contact
    Sandi Mitchell
    Sandi Mitchell
    Real Estate License ID: B18931
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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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