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    Desoto County Farmland Opportunity Title is generated by Realmo AI

    Highway 61 and Church Road, Walls, MS 38680

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    Claim this Listing
    For Sale
    $1,224,080

    Commercial - Walls, MS

    Lot size:
    222.56 Acres
    Added:
    Aug 14, 2025
    Days on Market:
    282
    Last Refresh:
    May 22 at 1:06 am

    Property Features for Highway 61 and Church Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    209308000 0000104, 209307000 0000203
    Lot size
    222.56 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Louis Holbrook

    Listing agent Louis Holbrook

    Listing office National Land Realty, Robinsonville, MS 9267 Old Hwy 61 N, Robinsonville, MS

    Listing date Aug 14, 2025

    MLS# 11558547 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 221.78 acres of high‑quality cropland (209 base acres)
    • Excellent location for residential, commercial, or solar development
    • High‑quality soil composition (76% very fine sandy loam)
    • Located at the intersection of Highway 61 and Church Road with significant road frontage
    • Income‑producing investment opportunity
    • Proximity to a substation and existing solar farm

    Overview

    Located in Desoto County at the intersection of Highway 61 and Church Road, between Walls and Tunica, the Glover Farm encompasses 222.56 surveyed acres. The property features ½ mile of highway frontage and 600 feet of frontage on Church Road. Of the total acreage, 221.78 acres are designated as cropland, with 209 base acres consisting of 32 wheat, 42 soybeans, 108 cotton, and 27 generic base. For the 2025 crop season, approximately 115 acres are planted with cotton, and the remaining area is planted with soybeans. The soil composition is high quality, comprising 76% very fine sandy loam, 8% silt loam, and 16% sharkey. The farm rent agreement operates on a year-to-year basis. A gated community to the north was constructed in phases from 2007 to 2017. A 625-acre solar farm was installed a mile to the north in 2023. Two transmission lines traverse the Glover Farm, and a substation is situated ½ mile to the north. The property is positioned for residential, commercial, or solar development and represents an income-producing investment opportunity.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Alt. Energy / Solar ...

    Map

    City
    Walls
    County
    DeSoto
    State
    Mississippi
    Longitude
    -90.178531
    Latitude
    34.928691

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    FAQs

    What type of property is this?
    Farm - 222.56 acres of cropland suitable for multiple uses.
    Where is this farm located?
    The property is located at Highway 61 and Church Road Walls, MS.
    What is the asking price?
    The asking price for this property is $1,224,080.
    What are key features of this property?
    This property features: 221.78 acres of high‑quality cropland (209 base acres); Excellent location for residential, commercial, or solar development; High‑quality soil composition (76% very fine sandy loam)
    (901) 355-2988
    We can help!
    Listing Contact
    Louis Holbrook
    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.

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