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    Partially Wooded Land Tract with Access Title is generated by Realmo AI

    Hwy 28 W, Soso, MS 39480

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    Claim this Listing
    For Sale
    $225,000

    LAND - SOSO, MS

    Lot size:
    22.50 Acres
    Added:
    Oct 28, 2021
    Days on Market:
    1681
    Last Refresh:
    Jun 4 at 3:06 am

    Property Features for Hwy 28 W

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    22.50 Acres

    Taxes and HOA fees

    Tax Description
    150-24-00-010.00, 150-24-00-011.01, 150-24-00-011.02, 150-24-00-011.03

    We can help!

    Listing Contact
    Courtney Edwards

    Listing agent Courtney Edwards

    Listing office Red Fox Realty 530 Central Ave, Laurel, MS

    Listing date Oct 28, 2021

    MLS# 30414 Listing URL

    Copyright © 2026 Laurel Board of 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

    • 22.5 acres MOL in the Soso area in the westjones school district
    • Partial access to a pond and road frontage on Hwy 28 West
    • Partially wooded with some areas cleared for flexibility of use
    • Includes a walkable or drivable path throughout the property

    Overview

    This offering is a 22.5-acre land tract in the Soso area with a mix of partially wooded acreage and sections cleared. The property includes a walkable or drivable path system, which can help with surveying the site and accessing different areas of the land. There is partial access to a pond, and the tract also has road frontage on Highway 28 West.

    The property is located in Jones County, Mississippi, with proximity to the West Jones school district. Road frontage on Highway 28 West provides a practical point of access, while the partial pond connection adds to the natural setting.

    The land’s configuration and mix of wooded and cleared areas make it suitable for buyers looking for options such as home building sites, hunting land, or development for an investment opportunity. Prospective buyers should verify specific intended use and site requirements with the appropriate local authorities based on their plans for the acreage.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Soso
    County
    Jones
    State
    Mississippi
    Longitude
    -89.269376
    Latitude
    31.7519949

    Nearby Similar for Sale

    • $176,000

      Wooded Land with Highway Access

      25 acres of completely wooded land with highway frontage and access on Hwy 28 West in West Jones County.
      Hwy 28 W, SOSO, MS 39480
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    • $69,000

      Commercial Property in Soso, MS

      Vacant commercial property with high visibility and ample parking.
      1163/65 Hwy 28 W, SOSO, MS 39480
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    • $56,900

      Ready-to-Build Land in Soso, MS

      2.79 acre property ready for new construction in Soso.
      1159 Centerville Road, SOSO, MS 39480
      View Details

    FAQs

    What type of property is this?
    Hunting land - 22.5-acre tract near Highway 28 West offers partial pond access and road frontage for flexible use.
    Where is this hunting land located?
    The property is located at Hwy 28 W Soso, MS.
    What is the asking price?
    The asking price for this property is $225,000.
    What are key features of this property?
    This property features: 22.5 acres MOL in the Soso area in the westjones school district; Partial access to a pond and road frontage on Hwy 28 West; Partially wooded with some areas cleared for flexibility of use
    (601) 466-7925
    We can help!
    Listing Contact
    Courtney Edwards
    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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