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    600 Acres Cary, MS 39159

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    600 Acres Cary, MS 39159

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    • Land
    • 600.00 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Land

    Property Details for 600 Acres

    Lot size
    600.00 lot acres
    Property type
    Land
    Property subtype
    Farms

    Description

    This exceptional 600-acre farm in Sharkey County, Mississippi, presents a prime agricultural investment opportunity. Located in the fertile Mississippi Delta, the property boasts 557.59 acres actively cultivated, featuring 100% precision leveling and full irrigation. Six 60-horsepower wells, strategically positioned with risers, ensure efficient water distribution. A well-designed drainage system, via thoughtfully placed ditches, maximizes productivity. The land comprises highly fertile Class I and Class II soils, consistently yielding impressive harvests. Meticulous management practices, including grid sampling and annual prescription fertilizer applications, contribute to the farm's success. Over the past three years, soybean yields have averaged over 70 bushels per acre, with some fields exceeding 80 bushels, while rice yields have surpassed 210 bushels per acre. This versatile property is suitable for cultivating cotton, corn, soybeans, or rice. Detailed yield and fertility maps are available. The asking price is $4,181,925. This is a highly productive and well-managed agricultural property in a prime location. The property is located near Rolling Fork, MS, zip code 39159.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Cary
    County
    Sharkey
    State
    Mississippi
    Longitude
    -90.963
    Latitude
    32.8273

    Comparable in this City

    • Value Estimation by Request
      1,200 SF

      Robert Morganfield Way

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      Robert Morganfield Way, Rolling Fork, MS 39159
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    • Value Estimation by Request
      2,430 SF

      Rolling Fork, MS 39159

      RETAIL STORES (PERSONAL SERVICES) • 2,430 SF
      Rolling Fork, MS 39159
      View Details
    • Value Estimation by Request
      3,080 SF

      78 Academy Dr

      WAREHOUSE, STORAGE • 3,080 SF
      78 Academy Dr, Rolling Fork, MS 39159-2809
      View Details
    • Value Estimation by Request
      2,512 SF

      81 Academy Dr

      RETAIL STORES (PERSONAL SERVICES) • 2,512 SF
      81 Academy Dr, Rolling Fork, MS 39159
      View Details
    • Value Estimation by Request
      3,128 SF

      6 Elm St

      RETAIL STORES (PERSONAL SERVICES) • 3,128 SF
      6 Elm St, Rolling Fork, MS 39159-5003
      View Details
    • Value Estimation by Request
      5,430 SF

      20790 Hwy 61

      RETAIL STORES (PERSONAL SERVICES) • 5,430 SF
      20790 Hwy 61, Rolling Fork, MS 39159-5026
      View Details

    Similar Nearby for Sale

    • $2,189,092
      464.00 Acres

      Rolling Fork Hunting Paradise

      464-acre hunting tract with lodge near False River.
      Priddy Rd, Rolling Fork, MS 39159
      View Details
    • $445,750
      79.96 Acres

      79.96 Acres Prime Hunting Land

      Rare Mississippi Delta hunting property with river frontage and CRP income.
      001 Highway 16, Rolling Fork, MS 39159
      View Details
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    600 Acres
    Cary, MS 39159
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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.

    More about this property
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