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    66 Acres In Panola County Pope, MS 38658

    Sponsored
    For Sale
    $280,500

    Mississippi Hunting & Timberland

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    413
    This exceptional 66-acre property in Panola County, Mississippi, presents a unique investment and recreational opportunity. The land boasts approximately 45 acres of mature pine and hardwood timber, suitable for harvesting high-quality pole and saw logs. Approximately 25 acres of pastureland are ideal for livestock, while several potential homesites exist, including one with a prime location for a 3-5 acre pond. While needing some restoration, the property offers significant potential. Its southern border abuts farmland, enhancing its hunting appeal with abundant deer and turkey. Conveniently located near Interstate 55 and Enid Lake, this property features paved road frontage on Pope Crowder Road, ensuring easy access. Whether your vision includes a new home, a working farm, or a recreational retreat, this versatile land offers diverse possibilities. The property is located in Pope, MS, zip code 38658, and is listed at $280,500.

    Property Features for 66 Acres In Panola County

    General Information

    Property type
    Farms
    Lot Size
    2,874,960 SF

    We can help!

    Listing Contact
    Tom Smith
    Tom Smith

    Learn more

    HighLights

    • 66‑acre property in Panola County, MS, ideal for investment and recreation.
    • Features 45 acres of mature timber (pole & saw logs) and 25 acres of pastureland.
    • Multiple potential homesites, one suitable for a 3‑5 acre pond.
    • Excellent hunting (deer & turkey), bordering farmland.
    • Paved road frontage on Pope Crowder Road, near I‑55 and Enid Lake.
    • Listed at $280,500.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial real estate

    Map

    City
    Pope
    County
    Panola
    State
    Mississippi
    Longitude
    -89.8692203
    Latitude
    34.1753748

    Nearby Comparable

    • Contact for pricing
      0.65 Acres

      Land Near Enid Lake

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      Land Near Enid Lake

      Land near Chickasaw Hill boat ramp and Enid Lake.
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      0.42 Acres

      Land Near Enid Lake

      Vacant lot near Enid Lake, ideal for recreation.
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      66.00 Acres

      66 Acres Recreational Land, Pope

      Exceptional 66+/- acre recreational property in Panola County, MS.
      Pope Crowder Rd, Pope, MS 38658
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    FAQs

    What type of property is this?
    Farm - Mississippi Hunting & Timberland
    Where is this farm located?
    The property is located at 66 Acres In Panola County Pope, MS.
    What is the asking price?
    The asking price for this property is $280,500.
    What are key features of this property?
    This property features: 66-acre property in Panola County, MS, ideal for investment and recreation.; Features 45 acres of mature timber (pole & saw logs) and 25 acres of pastureland.; Multiple potential homesites, one suitable for a 3-5 acre pond.
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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
    66 Acres In Panola County Pope, MS 38658
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    We can help!
    Listing Contact
    Tom Smith
    Tom Smith
    Real Estate License ID: B-19359 MS
    Learn more
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