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    Timber and Hunting Land with Lake Title is generated by Realmo AI

    U.s 49, Bentonia, MS 39040

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    Claim this Listing
    For Sale
    $1,099,000

    LAND - Bentonia, MS

    Lot size:
    314.00 Acres
    Added:
    May 26, 2026
    Days on Market:
    9
    Last Refresh:
    Jun 3 at 1:06 pm

    Property Features for U.s 49

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    1-196-23-001.02
    Lot size
    314.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    PT E2 LESS HWY ROW FV/204 FS/352 20 6A/ 647 212A/219 255A/196 & 564 392 A/48 9 CV10/181 464A/225 497A/ 522A/410
    Tax Annual Amount
    525

    Utilities

    Utilities
    Water Available
    Water source
    Public
    Water front
    1

    We can help!

    Listing Contact
    Stuart Warren

    Listing agent Stuart Warren License #B19786

    Listing office Buck Commander 113 Executive Drive Ste C, Madison, MS

    Listing date May 26, 2026

    MLS# 4150601 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

    • Approximately 12 miles north of Flora, on Highway 49 just north of Bentonia in Yazoo County
    • Located directly across from Yazoo County High School, between Fletchers Chapel Road and Myrleyville Road
    • Nearly 1 mile of Highway 49 frontage and an established road system across the property
    • Includes existing deer stands and feeders
    • Newly constructed lake estimated at about 10 acres once filled, plus a smaller lake already on‑site
    • Public water available on the property

    Overview

    This expansive timber and recreational tract is designed for immediate outdoor use and long-term land value. The property includes an established road system, multiple potential home or camp sites, and existing deer stands and feeders. Excellent deer and turkey habitat supports hunting enjoyment, while a smaller lake already on-site provides added fishing and recreation. A newly constructed lake, estimated at approximately 10 acres once filled, further enhances the fishing potential.

    Located on Highway 49 just north of Bentonia in Yazoo County, the land offers strong location appeal and nearly a mile of highway frontage. It sits directly across from Yazoo County High School, between Fletchers Chapel Road and Myrleyville Road, with convenient access to the broader area. The tract is also described as approximately 12 miles north of Flora.

    For buyers seeking a turn-key hunting, fishing, and timber opportunity, the combination of existing deer infrastructure, habitat, and water features makes this property especially practical. The presence of multiple potential sites also supports a variety of recreational and ownership plans, from a weekend retreat to a longer-term investment approach. With timber value and future commercial upside noted in the marketing materials, this tract is positioned for buyers looking to balance recreation with investment potential.
    Property Profile Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Bentonia
    County
    Yazoo
    State
    Mississippi
    Longitude
    -90.3761
    Latitude
    32.676

    Nearby Similar for Sale

    • $2,950,000

      Premier Hunting Tract with Lodge

      480-acre recreational paradise in Yazoo County, less than an hour from Jackson.
      2233 Holloman Road, Bentonia, MS 39040
      View Details
    • $825,000

      Turnkey Hunting/Recreation Property on Hwy 3

      Hunting and recreation property with house, shop, food plots.
      4340 Hwy 3, Bentonia, MS
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    • $2,950,000

      Land For Sale

      Land available for sale in Yazoo County.
      2233 Holloman Road, Bentonia, MS 39040
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    • $230,100

      Yazoo County Hunting Land

      78 acres of hunting land near Yazoo City.
      5215 Anding Oil City Rd, Bentonia, MS
      View Details

    FAQs

    What type of property is this?
    Hunting land - Recreational and timber investment featuring deer habitat, established hunting setups, and fishing potential from two lakes.
    Where is this hunting land located?
    The property is located at U.s 49 Bentonia, MS.
    What is the asking price?
    The asking price for this property is $1,099,000.
    What are key features of this property?
    This property features: Approximately 12 miles north of Flora, on Highway 49 just north of Bentonia in Yazoo County; Located directly across from Yazoo County High School, between Fletchers Chapel Road and Myrleyville Road; Nearly 1 mile of Highway 49 frontage and an established road system across the property
    (601) 672-6808
    We can help!
    Listing Contact
    Stuart Warren
    Real Estate License ID: B19786
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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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