Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Agricultural Land with Private Lake Title is generated by Realmo AI

    603 Denham Winchester Rd, Waynesboro, MS 39367

    View on Map
    Claim this Listing
    For Sale
    $275,000

    LAND - WAYNESBORO, MS

    Lot size:
    66.00 Acres
    Added:
    Jun 17, 2025
    Days on Market:
    353
    Last Refresh:
    Jun 4 at 12:06 am

    Property Features for 603 Denham Winchester Rd

    General Information

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

    Taxes and HOA fees

    Tax Description
    66 ACRES CL PT W 1/2 OF NW 1/4 SEC 24 T 8N R 6 W
    Tax Annual Amount
    320

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Septic Tank

    We can help!

    Listing Contact
    Beau Davis

    Listing agent Beau Davis License #S-56272

    Listing office Real Broker LLC 411 Main T, Petal, MS

    Listing date Jun 17, 2025

    MLS# 36890 Listing URL

    Copyright © 2026 Laurel Board of 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

    • 66‑acre parcel with mostly open pasture and scattered trees
    • 5‑acre lake on the property
    • Pole barn, RV hookup, and shed on site
    • Septic tank on site and sewer service available via septic
    • Electricity on site; community water available at the road
    • No restrictions reported

    Overview

    This 66-acre parcel offers mostly open pasture with scattered trees and a mix of open and shaded areas. A winding driveway leads to a more private setting, and a 5-acre lake is included for added functionality. On site, the property also features a pole barn, an RV hookup, and a shed with septic already in place, with power on site and community water available at the road.

    The property is located at 603 Denham Winchester Rd in Waynesboro, in Wayne County, Mississippi.

    The combination of open pasture, a lake, and existing site improvements makes the land a practical option for a farming-minded buyer, someone looking to build on acreage, or an owner planning a private recreational getaway. The listing also notes there are no restrictions, which is relevant for buyers evaluating how they may use and develop the property.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Waynesboro
    County
    Wayne
    State
    Mississippi
    Longitude
    -88.5483926
    Latitude
    31.6528413

    Nearby Similar for Sale

    • $165,000
      2,000 SF

      Versatile Commercial Property in Waynesboro

      Ideally located commercial property suitable for retail or office use.
      902 Court Street, Waynesboro, MS 39367
      View Details
    • $119,000
      3,460 SF

      Waynesboro Commercial Space For Sale

      Commercial space with retail and warehouse areas in Waynesboro, MS.
      706 Wayne Street, Waynesboro, MS 39367
      View Details
    • $165,000

      Specialty Commercial Property For Sale

      For sale specialty commercial property on a 0.7-acre lot in Waynesboro, MS, ready for a tailored use.
      902 Court St, Waynesboro, MS 39367
      View Details
    • $348,000

      Commercial Development Land

      A 7.15-acre parcel offered for sale and ready to support commercial development in Waynesboro, MS.
      924 Wayne ST, WAYNESBORO, MS 39367
      View Details
    • $319,000

      Timber and Recreational Land

      A 102-acre tract offering planted pines, mature timber, and land ready for pasture or timber development.
      Chicora River Rd, WAYNESBORO, MS 39367
      View Details
    • $51,500

      Acreage Tract With Road Frontage

      A 16.08-acre recreational and home-site tract near De Soto National Forest with utilities available at the road.
      Strickland Road, WAYNESBORO, MS 39367
      View Details
    • $800
      1,100 SF

      Waynesboro Office and Retail Space

      Versatile commercial space suitable for office or retail use.
      805 Spring St, Waynesboro, MS 39367
      View Details
    • $275,000

      66 Acres with Private Lake

      Versatile 66-acre parcel with lake, pasture, and utilities.
      603 Denham Winchester Rd, Waynesboro, MS 39367
      View Details
    • $98,000

      Commercial Land with Two Road Frontages

      Commercial land with road frontage in two locations, offering convenient access for a range of potential uses.
      706 South ST, WAYNESBORO, MS 39367
      View Details
    • $28,000

      Residential Lot in Waynesboro, MS

      1.13 acre lot, ready to build on.
      1003 Fairview Dr, WAYNESBORO, MS 39367
      View Details
    • $32,000

      Wooded Lot in Established Subdivision

      3.36 acre wooded lot with creek near Waynesboro.
      Jo-Beth St., WAYNESBORO, MS 39367
      View Details
    • $175,000
      1,731 SF

      Versatile Commercial Space Available

      Commercial space suitable for investment or business startup.
      911 Azalea Drive, Waynesboro, MS 39367
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - Mostly open pasture with scattered trees and a lake, plus pole barn, RV hookup, and septic already in place.
    Where is this agricultural land / farmland located?
    The property is located at 603 Denham Winchester Rd Waynesboro, MS.
    What is the asking price?
    The asking price for this property is $275,000.
    What are key features of this property?
    This property features: 66‑acre parcel with mostly open pasture and scattered trees; 5‑acre lake on the property; Pole barn, RV hookup, and shed on site
    (601) 422-9812
    We can help!
    Listing Contact
    Beau Davis
    Real Estate License ID: S-56272
    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
    603 Denham Winchester Rd, WAYNESBORO, MS 39367
    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!