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    Recreational Hunting Tract with Creek Title is generated by Realmo AI

    Co Rd 75, Cruger, MS 38924

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    Claim this Listing
    For Sale
    $1,015,250

    LAND - Cruger, MS

    Lot size:
    331.00 Acres
    Added:
    Jul 24, 2024
    Days on Market:
    682
    Last Refresh:
    Jun 5 at 5:06 pm

    Property Features for Co Rd 75

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    148-17-0001000
    Lot size
    331.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    S 1/2 & E 3/4 N 1/2 LESS RD ROW
    Tax Annual Amount
    2004

    Utilities

    Utilities
    Water Available
    Water source
    Public
    Water front features
    Creek

    We can help!

    Listing Contact
    David Belden
    David Belden

    Listing agent David Belden License #B24837

    Listing office Tom Smith Land & Homes 112 Village Blvd., Madison, MS

    Listing date Jul 24, 2024

    MLS# 4086682 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

    • 331‑acre property in Carroll County with a mix of mature hardwoods and replanted pines
    • 1,600 feet of frontage road provides convenient entry and exit
    • Fisher Branch Creek borders the property and is described as a reliable water source for wildlife
    • 66.1 acres mature hardwoods and 238 acres replanted pine
    • Public water available

    Overview

    This 331-acre land tract in Carroll County, MS offers a mix of mature hardwoods and replanted pine, supporting a varied wooded landscape suitable for outdoor recreation. The property includes Fisher Branch Creek, which borders the land and can serve as a natural water feature within the habitat.

    The tract is described as being on the foothills of the Mississippi Delta and provides 1,600 feet of frontage road for practical access and entry and exit. With its wooded composition and creek boundary, the acreage is configured as a single, larger parcel intended for buyers who want room to create a customized use plan.

    For prospective buyers, this property fits well for hunting-focused owners looking for a sizable tract to manage and develop for their own purposes. It can also appeal to those seeking a rural retreat with significant acreage for day-to-day outdoor activities, including hiking and other land-based recreation, all within a creek-bordered, mixed-timber setting.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Cruger
    County
    Holmes
    State
    Mississippi
    Longitude
    -90.116053
    Latitude
    33.330593

    Nearby Similar for Sale

    • $105,750

      Timber & Hunting Land with Road Frontage

      40-acre woodland tract with mixed hardwoods and pines and road frontage on Pine Bluff Road.
      Pine Bluff Road, Cruger, MS 38924
      View Details
    • $179,900

      Holmes County Hunting Land

      72 acres of hunting land near Cruger, Mississippi.
      6977 Holly Grove-Meeks Road, Cruger, MS 38924
      View Details
    • $1,015,250

      331 Acres in Carroll County

      Investment and leisure property with timber and hunting potential.
      Co Rd 172, Cruger, MS
      View Details

    FAQs

    What type of property is this?
    Land - 331-acre rural tract with mature hardwoods, replanted pines, and Fisher Branch Creek frontage for hunting and outdoor use.
    Where is this land located?
    The property is located at Co Rd 75 Cruger, MS.
    What is the asking price?
    The asking price for this property is $1,015,250.
    What are key features of this property?
    This property features: 331‑acre property in Carroll County with a mix of mature hardwoods and replanted pines; 1,600 feet of frontage road provides convenient entry and exit; Fisher Branch Creek borders the property and is described as a reliable water source for wildlife
    (601) 415-3884
    We can help!
    Listing Contact
    David Belden
    David Belden
    Real Estate License ID: B24837
    Learn More
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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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