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    Waterfront Recreational Land Title is generated by Realmo AI

    Highway 184, Silver Creek, MS 39663

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    Claim this Listing
    For Sale
    $100,000

    LAND - Silver Creek, MS

    Lot size:
    10.00 Acres
    Added:
    Mar 30, 2026
    Days on Market:
    69
    Last Refresh:
    Jun 6 at 9:06 am

    Property Features for Highway 184

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    7194
    Lot size
    10.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    TD 5000 STR 13 07 21 Block

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Needed
    Water source
    Well, Public
    Water front features
    River Front, Waterfront, River Access
    Water front
    1

    We can help!

    Listing Contact
    Vickie Martin

    Listing agent Vickie Martin License #S47374

    Listing office United Country - McDaniel Gray 217 S Railroad Avenue, Brookhaven, MS

    Listing date Mar 30, 2026

    MLS# 4144196 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

    • 10‑acre tract with river frontage and river access on the Pearl River
    • Waterfront features include river front and waterfront access
    • Utilities available at the road (cable available)
    • Water options include well and public water
    • Septic needed for wastewater
    • Across the road from Atwood Water Park; about 3 miles to town

    Overview

    This offering is a 10-acre waterfront tract on the Pearl River, suitable for a range of rural uses including homesites, hunting and fishing, and activities such as horses and cattle. The land is also described as timber ground, giving buyers options for a mixed-use rural property. Utilities are available at the road, which supports planning for a future residence or other on-site improvements.

    The property is located in a peaceful community, with Atwood Water Park across the road. It is approximately 3 miles to town, placing basic services within a short drive while still keeping the setting rural. Additional practical details provided include the property’s waterfront frontage on the Pearl River and the availability of utilities at the roadside.

    For prospective buyers, the tract’s combination of river access and utility availability makes it a straightforward option for someone looking to build a home near the water and retain room for outdoor recreation. It may also fit buyers seeking land for continued recreational use such as hunting and fishing, or for maintaining a working mix that could include timber and livestock-friendly applications. As always, buyers should confirm all intended use and development requirements directly with local authorities before proceeding.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Silver Creek
    County
    Lawrence
    State
    Mississippi
    Longitude
    -90.08604
    Latitude
    31.554234

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 10-acre Pearl River property suited for homesites, hunting, fishing, and timber or livestock use with utilities at the road.
    Where is this agricultural land / farmland located?
    The property is located at Highway 184 Silver Creek, MS.
    What is the asking price?
    The asking price for this property is $100,000.
    What are key features of this property?
    This property features: 10‑acre tract with river frontage and river access on the Pearl River; Waterfront features include river front and waterfront access; Utilities available at the road (cable available)
    (601) 695-6111
    We can help!
    Listing Contact
    Vickie Martin
    Real Estate License ID: S47374
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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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