Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Secluded Acreage Near Batesville Title is generated by Realmo AI

    Barnacre Rd, Batesville, MS 38606

    View on Map
    Claim this Listing
    New
    For Sale
    $85,000

    LAND - BATESVILLE, MS

    Lot size:
    17.10 Acres
    Added:
    May 22, 2026
    Days on Market:
    2
    Last Refresh:
    May 23 at 9:06 am

    Property Features for Barnacre Rd

    General Information

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

    We can help!

    Listing Contact
    Forrest Pierce

    Listing agent Forrest Pierce

    Listing office Delacy Howell Realty 152 Public Square, Batesville, MS

    Listing date May 22, 2026

    MLS# 167548 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

    • 17 acre tract offering privacy and seclusion
    • Versatile land suitable for homesite, hunting, recreation, or investment
    • Mix of mature hardwoods and open areas
    • Abundant wildlife
    • Conveniently located minutes from Batesville and Sardis
    • Rare opportunity in North Mississippi

    Overview

    This 17.1 acre tract on Barnacre Rd offers privacy and seclusion. The property features a mix of mature hardwoods and open areas. It is suitable for a private homesite, hunting retreat, recreational getaway, or investment opportunity. Located minutes from Batesville and Sardis, this land provides country living with room to build. The property also features abundant wildlife.
    Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Batesville
    County
    Panola
    State
    Mississippi
    Longitude
    -90.050014
    Latitude
    34.370217

    Nearby Similar for Sale

    • $87,000
      3,200 SF

      Batesville Commercial Property For Sale

      3,200 square foot commercial property in the heart of Batesville.
      231 Vance Street, Batesville, MS 38606
      View Details
    • $525,000
      3,552 SF

      Batesville Multifamily Investment Opportunity

      Multifamily property near Batesville Courthouse with expansion potential.
      100 Potts St, BATESVILLE, MS 38606
      View Details
    • $335,000

      Batesville Land For Sale

      9.4 acres of commercial land in Batesville, Mississippi.
      Keating Road, BATESVILLE, MS 38606
      View Details
    • $450,000
      6,000 SF

      Batesville Land with Workshop

      25-acre property suitable for homesites, equestrian, hobby farm.
      14880 Hwy 35 S, BATESVILLE, MS 38606
      View Details
    • $775,000

      Prime Batesville Development Opportunity

      42+ acres for mixed-use development in growing corridor.
      1477 MS Hwy 6, BATESVILLE, MS 38606
      View Details
    • $450,000
      2,000 SF

      Prime Commercial Land in Batesville

      Commercial property with C3 zoning, high traffic area, endless opportunities.
      143 Hwy 51 N, BATESVILLE, MS 38606
      View Details
    • $775,000

      Batesville Development Opportunity

      42+ acre development opportunity in a rapidly growing corridor.
      1477 Ms-6, Batesville, MS 38606
      View Details
    • $20,000

      Land Near Sardis Lake

      2.5-acre lot near Sardis Lake for recreation or home.
      Deer Alley Drive lot: 75A, Batesville, MS 38606
      View Details
    • $350,000

      Commercial Lot on Highway 51

      Highly visible 4.4-acre commercial lot on Highway 51.
      480 Hwy 51 S, BATESVILLE, MS 38606
      View Details
    • $650,000
      5,316 SF

      Batesville Multifamily Investment Opportunity

      Five condo-style rental units with expansion potential in Batesville, MS.
      911 Boothe St, BATESVILLE, MS 38606
      View Details
    • $625,000

      Commercial Lot on Highway 6

      Commercial lot in high-traffic location with highway frontage.
      624 Highway 6, BATESVILLE, MS 38606
      View Details
    • $365,200

      91.3 Acres in Batesville, MS

      91.3 acre Panola County property with pasture and improvements.
      Henderson Rd, BATESVILLE, MS 38606
      View Details

    FAQs

    What type of property is this?
    Land - 17 acre tract offers privacy and endless possibilities.
    Where is this land located?
    The property is located at Barnacre Rd Batesville, MS.
    What is the asking price?
    The asking price for this property is $85,000.
    What are key features of this property?
    This property features: 17 acre tract offering privacy and seclusion; Versatile land suitable for homesite, hunting, recreation, or investment; Mix of mature hardwoods and open areas
    (662) 934-0387
    We can help!
    Listing Contact
    Forrest Pierce
    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
    Barnacre Rd, BATESVILLE, MS 38606
    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!