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    Recreational Timber Land with Homesite Potential Title is generated by Realmo AI

    20.5 ac County Road 224, Water Valley, MS 38965

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    Claim this Listing
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    For Sale
    $71,750

    LAND - WATER VALLEY, MS

    Lot size:
    20.50 Acres
    Added:
    Jun 2, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 3 at 7:06 am

    Property Features for 20.5 ac County Road 224

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    NO ZONING
    Standard status
    Active
    Lot size
    20.50 Acres

    We can help!

    Listing Contact
    Lee McMinn
    Lee McMinn

    Listing agent Lee McMinn

    Listing office McMinn Realty and Land 414 N Main Street, Water Valley, MS

    Listing date Jun 2, 2026

    MLS# 167641 Listing URL

    Copyright © 2026 North Central Mississippi 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

    • 20.5‑acre tract with frontage along CR 224
    • Timbered land with a mix of pine and hardwood
    • Community water, electricity, and fiber internet available nearby
    • Power line easement runs parallel to CR 224
    • Location: 4.2 miles northeast of downtown Water Valley and 17 miles from Oxford

    Overview

    This 20.5-acre tract is offered as rural recreation and potential homesite property, with a mix of pine and hardwood timber across the land. It includes frontage along CR 224 and has a power line easement running parallel to the road, which can support practical access and utility placement considerations.

    The property is located just 4.2 miles northeast of downtown Water Valley and approximately 17 miles from Oxford. Additional utility availability is indicated nearby, including community water, electricity, and fiber internet, which can help support both weekend use and longer-term residential plans. The combination of timber cover and road frontage makes it workable for outdoor recreation while keeping proximity to local amenities.

    The mix of timber and rural setting creates clear appeal for buyers looking for hunting and outdoor recreation, as well as those interested in building a homestead or retreat. With utilities available nearby and CR 224 frontage, the site may be attractive to purchasers who want to maintain flexibility between recreational use and eventual development.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Water Valley
    County
    Yalobusha
    State
    Mississippi
    Longitude
    -89.5793801
    Latitude
    34.1806261

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    FAQs

    What type of property is this?
    Hunting land - 20.5 acres with pine and hardwood timber, County Road 224 frontage, and utilities available nearby.
    Where is this hunting land located?
    The property is located at 20.5 ac County Road 224 Water Valley, MS.
    What is the asking price?
    The asking price for this property is $71,750.
    What are key features of this property?
    This property features: 20.5‑acre tract with frontage along CR 224; Timbered land with a mix of pine and hardwood; Community water, electricity, and fiber internet available nearby
    (662) 816-8204
    We can help!
    Listing Contact
    Lee McMinn
    Lee McMinn
    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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