Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    85 Acres Recreational Land, Calhoun Title is generated by Realmo AI

    85 ac County Road 291, Water Valley, MS 38965

    View on Map
    Claim this Listing
    For Sale
    $251,175

    LAND - WATER VALLEY, MS

    Lot size:
    85.00 Acres
    Added:
    Nov 20, 2025
    Days on Market:
    184
    Last Refresh:
    May 23 at 3:06 am

    Property Features for 85 ac County Road 291

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    NO ZONING
    Standard status
    Active
    Lot size
    85.00 Acres

    We can help!

    Listing Contact
    Lee McMinn
    Lee McMinn

    Listing agent Lee McMinn

    Listing office McMinn Realty and Land 414 N Main Street, Water Valley, MS

    Listing date Nov 20, 2025

    MLS# 162160 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

    • 85‑acre tract offering a blend of timber, water, and recreational use.
    • Approximately 59 acres of mature, thinned plantation pines.
    • Stocked lake enhancing beauty and usability.
    • Excellent hunting and outdoor recreation opportunities with abundant wildlife (deer, turkey, small game).
    • Suitable for homestead, hunting camp, or weekend retreat.
    • Conveniently located near Bruce, Water Valley, and Oxford with available community water and electricity.

    Overview

    This 85-acre tract in Calhoun County features a mix of timber, water, and recreational opportunities. Approximately 59 acres are covered with 25-year-old plantation pines, thinned in 2013 and 2021. An additional 24.25 acres consist of 11-year-old plantation pines and mixed hardwoods. A stocked lake enhances the property's aesthetic appeal and usability. The land is suitable for hunting and outdoor recreation, with deer, turkey, and small game commonly observed. It is well-suited for a homestead, hunting camp, or weekend retreat. Community water is available through Mt. Comfort Water Association, and electricity is provided by Pontotoc EPA. The property offers privacy while remaining conveniently located 8.5 miles from Bruce, 17 miles from Water Valley, and 28 miles from Oxford.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Water Valley
    County
    Yalobusha
    State
    Mississippi
    Longitude
    -89.4376406
    Latitude
    34.0574735

    Nearby Similar for Sale

    • $745,000

      Turn-Key Hunting Camp Ready

      230 acres with new mobile home, ideal hunting and recreation.
      3114 CR 212, WATER VALLEY, MS 38965
      View Details
    • $799,000

      Lafayette County Recreational Land

      100-acre recreational property near Oxford, Mississippi, with lake access.
      County Road 379, WATER VALLEY, MS 38965
      View Details
    • $179,900
      2,006 SF

      Commercial Property in Water Valley

      Versatile commercial property with potential for various uses.
      609 Wise Street, WATER VALLEY, MS 38965
      View Details
    • $180,000
      1,620 SF

      Established Flower Shop Opportunity

      Commercial property with a viable, long-running flower shop business.
      107 Main St., WATER VALLEY, MS 38965
      View Details
    • $394,000
      2,413 SF

      Water Valley Commercial Property

      Commercial property with upstairs apartment in Water Valley, MS.
      405 N Main, WATER VALLEY, MS 38965
      View Details
    • $145,800

      Secluded Land in Water Valley

      47.6 acres of secluded land with building spots.
      CR 118, WATER VALLEY, MS 38965
      View Details
    • $305,000

      Water Valley Hunting and Timberland

      160.6 acres in Lafayette and Yalobusha Counties, Mississippi.
      CR 115, WATER VALLEY, MS 38965
      View Details
    • $180,120

      Water Valley Acreage For Sale

      63.20 acres near Water Valley, MS, with diverse features.
      63.20 ac County Road 15, WATER VALLEY, MS 38965
      View Details
    • $140,000

      Recreational Land Near Water Valley

      40 acres of recreational land northeast of Water Valley.
      40 ac County Road 118, WATER VALLEY, MS 38965
      View Details
    • $128,000

      51.7 Acres of Hunting Land

      51.7 acres of mixed timber ideal for hunting.
      51.7 ac County Road 56, WATER VALLEY, MS 38965
      View Details
    • $39,500

      Water Valley Building Lot

      One-acre building lot near Water Valley and Oxford, Mississippi.
      14943 Highway 32, WATER VALLEY, MS 38965
      View Details
    • $165,000

      34-Acre Land in Water Valley

      34-acre tract with hardwoods, pastures, trails, and abundant wildlife.
      HWY 32, WATER VALLEY, MS 38965
      View Details

    FAQs

    What type of property is this?
    Recreation land - 85-acre tract with timber, lake, and recreational opportunities.
    Where is this recreation land located?
    The property is located at 85 ac County Road 291 Water Valley, MS.
    What is the asking price?
    The asking price for this property is $251,175.
    What are key features of this property?
    This property features: 85‑acre tract offering a blend of timber, water, and recreational use.; Approximately 59 acres of mature, thinned plantation pines.; Stocked lake enhancing beauty and usability.
    (662) 816-8204
    We can help!
    Listing Contact
    Lee McMinn
    Lee McMinn
    Learn More
    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
    85 ac County Road 291, WATER VALLEY, MS 38965
    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!