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    Collins MS Hunting and Agricultural Land Title is generated by Realmo AI

    William Warren Road, Collins, MS 39428

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    Claim this Listing
    For Sale
    $215,000

    LAND - Collins, MS

    Lot size:
    70.70 Acres
    Added:
    Oct 30, 2025
    Days on Market:
    219
    Last Refresh:
    Jun 5 at 5:06 pm

    Property Features for William Warren Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    Unassigned
    Lot size
    70.70 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    Parcel# 131001 01000 - SW4 SW4 LESS 12 AC E/S 1001110 BK 195 PG 42403/09/1993 Parcel# 131002 01620 - 5.3 AC (C) IN SE4 SE4 LYING N & E OF PAVED RD 1002130-020 BK 195 PG 42403/09/1993 Parcel# 131001 00900 - NW4 SW4 LESS 6 AC NE PT E OF DITCH 1001190 BK 0272 PG 012511/26/2007 Parcel# 131002 01400 - NE4 SE4 S&E OF BLAKENEY CRK 1002080-010 BK 0272 PG 012511/26/2007
    Tax Annual Amount
    215

    Utilities

    Utilities
    Water Available
    Water front features
    Creek

    We can help!

    Listing Contact
    Jeremy Reid

    Listing agent Jeremy Reid License #S61097

    Listing office Posey Land Company LLC DBA MOSSY OAK PROPERTIES 105 W Chickasaw Ste C, BROOKHAVEN, MS

    Listing date Oct 30, 2025

    MLS# 4130097 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

    • 70‑acre tract in Covington County, Mississippi with water available.
    • Dual county road frontage on William Warren Road and Hambone Road for flexible access and in‑and‑out routes.
    • Blakely Creek outlines portions of the boundary and runs through the interior, forming a natural travel corridor.
    • Two ponds provide year‑round water and additional ambush and stand sites.
    • Recent clearing of shooting lanes and food plots, plus an interior road network for moving a truck or UTV between stands, ponds, and openings.
    • Gently rolling terrain with a prominent hill overlooking the creek bottom and both ponds; barn near the hilltop with fencing for potential rotational use.

    Overview

    This 70.7-acre tract in Covington County, Mississippi, is designed primarily for hunting, featuring water sources, access points, and habitat suitable for efficient hunting. The property has dual county road frontage on William Warren Road and Hambone Road, providing convenient access. Blakely Creek runs along portions of the boundary and through the interior, creating a reliable water source and a natural travel corridor. Two ponds offer year-round water and ambush sites, enhancing the property's holding power. Recent clearing of shooting lanes and food plots, along with an interior road network, allows for easy movement to stands, ponds, and plot openings. The gently rolling topography includes a prominent hill overlooking the creek bottom and both ponds, suitable for a hunting camp or future home base with space for a shop or equipment shed. The habitat is suited for South Mississippi whitetails, with edge cover, native browse, and creek-bottom bedding. The existing plot openings facilitate movement between water and feed. The layout also supports livestock and small-farm potential, with cleared lanes and openings convertible to pasture or hay. The ponds and creek can serve as watering points, and the interior roads provide access for feeding and equipment. With fencing and a barn near the hilltop, rotational grazing for cattle, horses, or goats is possible, and higher ground allows for an orchard or market garden.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Collins
    County
    Covington
    State
    Mississippi
    Longitude
    -89.568806
    Latitude
    31.682022

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    FAQs

    What type of property is this?
    Hunting land - 70 acre hunting and agricultural land in Covington County, MS.
    Where is this hunting land located?
    The property is located at William Warren Road Collins, MS.
    What is the asking price?
    The asking price for this property is $215,000.
    What are key features of this property?
    This property features: 70‑acre tract in Covington County, Mississippi with water available.; Dual county road frontage on William Warren Road and Hambone Road for flexible access and in‑and‑out routes.; Blakely Creek outlines portions of the boundary and runs through the interior, forming a natural travel corridor.
    (601) 395-9377
    We can help!
    Listing Contact
    Jeremy Reid
    Real Estate License ID: S61097
    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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