Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    35 Acres in Warren County Title is generated by Realmo AI

    955 Fonsylvania Rd, Vicksburg, MS 39180

    View on Map
    Claim this Listing
    For Sale
    $290,000

    Vacant Land - Vicksburg, MS

    Lot size:
    35.00 Acres
    Added:
    Nov 22, 2025
    Days on Market:
    192
    Last Refresh:
    Jun 2 at 6:06 am

    Property Features for 955 Fonsylvania Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    139049999000303
    Lot size
    35.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Dana Hamilton

    Listing agent Dana Hamilton

    Listing office Jane Netterville Broker & Associates 1264 Highway 606, Saint Joseph, MS

    Listing date Nov 22, 2025

    MLS# 11611212 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

    • 35‑acre tract offering privacy and space for country living.
    • Fully fenced and cross‑fenced, ready for livestock or agriculture.
    • Multiple home sites available for building a dream residence.
    • Features open pasture, plantation pines, and scattered wooded areas.
    • Stocked pond and creek enhance the property's appeal.
    • Suitable for hunting, nature watching, or weekend recreation with plentiful wildlife.

    Overview

    This 35-acre tract in south Warren County offers privacy, space, and country living. Multiple home sites provide flexibility for building a dream residence. Fully fenced and cross-fenced, the property is ready for livestock, horses, or any agricultural vision. The gently rolling acreage features open pasture, a few acres of plantation pines, and scattered wooded areas suitable for hunting. A stocked pond and a creek enhance the property's appeal. Plentiful wildlife makes it ideal for hunting, nature watching, or weekend recreation. This tract offers endless possibilities for a homestead, weekend retreat, or working farm in a quiet and convenient location.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Building Supply

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

    Location Insight

    • Map
    • Local Demand
    City
    Vicksburg
    County
    Warren
    State
    Mississippi
    Longitude
    -90.808399
    Latitude
    32.210801

    Nearby Similar for Sale

    • $998,000
      7,500 SF

      Renovated Apartment Complex in Vicksburg

      Fully renovated 10-unit apartment complex with immediate income potential.
      1101 1st N Street, Vicksburg, MS 39183
      View Details
    • $120,000

      Turnkey Mobile Home Park Investment

      Cash-flowing mobile home park with expansion potential near Vicksburg.
      106 Brooks Run, Vicksburg, MS 39180
      View Details
    • $39,500

      Residential Lot in Vicksburg, MS

      2+/- acre residential lot near historic downtown Vicksburg.
      Yorktown lot: 13, Vicksburg, MS 39180
      View Details
    • $100,000

      Vicksburg Land For Sale

      9.5 acre commercial land parcel in Vicksburg, Mississippi.
      N Washington Street, Vicksburg, MS 39183
      View Details
    • $7,500

      Vicksburg Land in Residential Zone

      Vacant lot in Vicksburg, MS, zoned for residential development.
      East Ave, Vicksburg, MS 39180
      View Details
    • $2,000,000

      Vicksburg Land with Hunting Potential

      6,500-acre property near Mississippi River, ideal for hunting.
      6791 Eagle Lake Shore Rd, Vicksburg, MS 39183
      View Details
    • $2,400,000

      Vicksburg Retail/Hospitality Investment Opportunity

      11.85-acre site ideal for retail or hospitality ventures.
      4445 Clay Street, Vicksburg, MS 39183
      View Details
    • $165,000
      1,600 SF

      Commercial Duplex with Vacant Lot

      Commercial duplex with paved parking and adjacent 0.6-acre vacant lot.
      919 Belmont St, Vicksburg, MS 39180
      View Details
    • $1,500,000
      29 SF

      Prime Redevelopment Land I-20 Frontage

      29-acre redevelopment site with high visibility and I-20 frontage.
      1111 N Frontage Rd and 1115 N. Frontage Rd, Vicksburg, MS 39180
      View Details
    • $110,000

      34 Acres Hunting Land Near Vicksburg

      34 acre hunting tract with highway frontage near Vicksburg, MS.
      TBD Hwy 61 S, Vicksburg, MS 39180
      View Details
    • $15,000

      Residential Land in Quiet Area

      Land zoned for multi-family home in Vicksburg, Mississippi.
      1408 E Magnolia St, Vicksburg, MS 39180
      View Details
    • $2,850,000
      9 SF

      Land Near Vicksburg National Park

      Commercial land for sale near a major tourist attraction.
      3332 Clay Street, Vicksburg, MS, 39183
      View Details

    FAQs

    What type of property is this?
    Agricultural land / Farmland - 35-acre tract perfect for homestead, retreat, or working farm.
    Where is this agricultural land / farmland located?
    The property is located at 955 Fonsylvania Rd Vicksburg, MS.
    What is the asking price?
    The asking price for this property is $290,000.
    What are key features of this property?
    This property features: 35‑acre tract offering privacy and space for country living.; Fully fenced and cross‑fenced, ready for livestock or agriculture.; Multiple home sites available for building a dream residence.
    (318) 766-4585
    We can help!
    Listing Contact
    Dana Hamilton
    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
    955 Fonsylvania Rd, Vicksburg, MS 39180
    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!