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    Agricultural Land Tract with Ponds Title is generated by Realmo AI

    County Road 222, Oxford, MS 38655

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    Claim this Listing
    New
    For Sale
    $4,615,673

    LAND - Oxford, MS

    Lot size:
    169.90 Acres
    Added:
    Jun 1, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 5 at 4:06 pm

    Property Features for County Road 222

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    123-05-019.02
    Lot size
    169.90 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Pt Nw1/4 Nw1/4 Sw1/4 Fr Of The Nw1/4 Of The Sw1/4 Pt Ne1/4 Se1/4 Fr Of The Ne1/4 Of The Sw1/4 Pt E1/2 Se1/4 Pt Se1/4 Se1/4 Pt S1/2 Se1/4 Se1/4 Pt W1/2 Se1/4
    Tax Annual Amount
    973

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Needed, Engineered Septic
    Water source
    Well
    Water front features
    Pond

    We can help!

    Listing Contact
    Leslie L Pinnix

    Listing agent Leslie L Pinnix License #61526

    Listing office Tom Smith Land & Homes 408 E Sunflower Road, Madison, MS

    Listing date Jun 1, 2026

    MLS# 4151200 Listing URL

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

    HighLights

    • 169.9+/- acre tract minutes from Oxford, MS in the Oxford School District
    • Zoned agricultural with a mix of open pasture and wooded draws for multiple land‑use possibilities
    • Multiple ponds, plus well water and septic needed with engineered septic
    • Approximately 2,384+/- ft of frontage along County Road 229 for access and future layouts
    • 25' x 20' equipment pole barn and two tenant/labor houses on site
    • Two residences: 1,440+/- SF (2BD/1BA, 2‑car garage) and 1,650+/- SF open floor plan

    Overview

    This 169.9+/- acre tract is currently zoned agricultural and offers a scenic mix of open pasture and wooded draws. The land features gently rolling topography, expansive views, and multiple ponds that can support livestock needs, wildlife, and water access for future homesites. A 25' x 20' equipment pole barn provides storage for machinery and implements.

    The property sits just minutes from Oxford, Mississippi, and is within the Oxford School District. Utilities are described as readily accessible, including fiber optic internet, electricity, water, and natural gas along the southern boundary. It also has approximately 2,384+/- feet of frontage along County Road 229, supporting straightforward access and future planning options.

    Improvements include two tenant/labor houses. One residence has approximately 1,440+/- square feet with two bedrooms, one bathroom, and a two-car garage. The second home offers approximately 1,650+/- square feet with an open floor plan. With pasture, water features, and existing residences, the tract may fit buyers looking for an agricultural operation, recreational property, or a private estate with on-site housing.
    Property Profile Location Intelligence

    Current Use by Public Records

    Ranches

    Map

    City
    Oxford
    County
    Lafayette
    State
    Mississippi
    Longitude
    -89.421391
    Latitude
    34.413951

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 169.9-acre agricultural tract with open pasture, wooded draws, multiple ponds, and frontage for flexible land and home use.
    Where is this agricultural land / farmland located?
    The property is located at County Road 222 Oxford, MS.
    What is the asking price?
    The asking price for this property is $4,615,673.
    What are key features of this property?
    This property features: 169.9+/- acre tract minutes from Oxford, MS in the Oxford School District; Zoned agricultural with a mix of open pasture and wooded draws for multiple land‑use possibilities; Multiple ponds, plus well water and septic needed with engineered septic
    (662) 820-2205
    We can help!
    Listing Contact
    Leslie L Pinnix
    Real Estate License ID: 61526
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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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