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    Hunting and Pasture Land Tract Title is generated by Realmo AI

    Thrash Road, Conehatta, MS 39057

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    Claim this Listing
    For Sale
    $450,000

    LAND - Conehatta, MS

    Lot size:
    208.00 Acres
    Added:
    Dec 29, 2025
    Days on Market:
    159
    Last Refresh:
    Jun 6 at 12:06 am

    Property Features for Thrash Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Property condition
    Under Construction
    Standard status
    Active
    APN
    001r-06-00-001.00
    Lot size
    208.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    E1/2NE1/4&E1/2W1/2NE1/4 LS 6.2 A N RR BK 171 PG 12/08/1977
    Tax Annual Amount
    692

    Utilities

    Utilities
    Water Available
    Water source
    Public
    Water front features
    Creek

    We can help!

    Listing Contact
    Melissa Phillips
    Melissa Phillips

    Listing agent Melissa Phillips License #RA823

    Listing office Phillips Appraisal & Realty 15463 Hwy 21 Ste. E, Sebastopol, MS

    Listing date Dec 29, 2025

    MLS# 4134718 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

    • 208.33‑acre tract located just outside the city limits of Sebastopol
    • Multiple house spots available for building a home on the property
    • Waterfront feature includes a creek
    • Under construction property condition noted
    • Water available from the public water source
    • Includes pastureland or farmland along with hunting opportunities

    Overview

    This offering is a 208.33-acre land tract featuring multiple potential house spots alongside pasture and farmland. The property is also described as including timber land, with the layout supporting a mix of residential use and outdoor recreation.

    The land is located just outside the city limits of Sebastopol, in Newton County, Mississippi. It is presented as a rural option in the Conehatta area, with the seller highlighting its suitability for serenity-oriented living as well as hunting interests.

    For buyers seeking acreage that can accommodate more than one goal, this tract is positioned for both home construction possibilities and wildlife-related recreation. The property is specifically marketed for hunting, including duck hunting, turkey hunting, and dove hunting. With pasture and farmland in place and multiple areas suggested for homesites, it may appeal to operators or owner-users looking for a straightforward rural holding that supports day-to-day land use as well as seasonal hunting activities.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Conehatta
    County
    Newton
    State
    Mississippi
    Longitude
    -89.2712
    Latitude
    32.4735

    Nearby Similar for Sale

    • $325,000

      Recreation and Timber Land Tract

      A 107+/- acre wooded tract with paved frontage and Box Creek for outdoor recreation and hunting use.
      Will Brown, Conehatta, MS 39057
      View Details
    • $1,474,714
      10,640 SF

      Dollar General NNN Investment Opportunity

      New Dollar General with long-term NNN lease in Conehatta, MS.
      7490 Hwy 489, Conehatta, MS
      View Details

    FAQs

    What type of property is this?
    Land - A large acreage tract with pasture and multiple potential homesites suited for flexible rural and hunting uses.
    Where is this land located?
    The property is located at Thrash Road Conehatta, MS.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: 208.33‑acre tract located just outside the city limits of Sebastopol; Multiple house spots available for building a home on the property; Waterfront feature includes a creek
    (601) 741-2158
    We can help!
    Listing Contact
    Melissa Phillips
    Melissa Phillips
    Real Estate License ID: RA823
    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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