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    131.30 Acres Hickory Flat, MS 38633

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    131.30 Acres Hickory Flat, MS 38633

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

    Current Use by Public Records

    • Land

    Property Details for 0 131.30 Acres

    Lot size
    131.30 lot acres
    Property type
    Land
    Property subtype
    Farms

    Description

    This exceptional 131.3-acre tract in Union County, Mississippi, presents a unique opportunity for hunting, recreation, and potential development. Ideally situated near Hickory Flat (zip code 38633), this property boasts convenient access via County Road 7 and shares borders with the Holly Springs National Forest on two sides, offering unparalleled privacy and natural beauty. The land is comprised of diverse terrain, including approximately 64.5 acres of recently harvested timber, providing a cleared area perfect for a homesite, ATV trails, or future timber growth. The remaining 66.8 acres feature a mix of bottomland hardwood and pine timber, creating an ideal habitat for deer and turkey hunting. A slough along Byers Creek adds another dimension, attracting ducks and enhancing the property's ecological diversity. The property's proximity to Memphis, approximately an hour's drive, makes it easily accessible while maintaining a secluded, rural atmosphere. This versatile property offers a blend of recreational opportunities and development potential, making it an attractive investment for those seeking a peaceful retreat or a profitable venture. The asking price is $298,310.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Hickory Flat
    County
    Union
    State
    Mississippi
    Longitude
    -89.2087
    Latitude
    34.6388

    Comparable in this City

    • Value Estimation by Request
      0.08 Acres

      Oak St

      FARM SUPPLY & EQUIPMENT • 0.08 Acres
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    • Value Estimation by Request
      1,260 SF

      Hickory Flat, MS 38633

      CAR WASH • 1,260 SF
      Hickory Flat, MS 38633
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    • Value Estimation by Request
      1,663 SF

      Hwy 178

      RESTAURANT • 1,663 SF
      Hwy 178, Hickory Flat, MS 38633
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    • Value Estimation by Request
      1,214 SF

      261 Wolf St

      FINANCIAL BUILDING • 1,214 SF
      261 Wolf St, Hickory Flat, MS 38633
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    • Value Estimation by Request
      10,356 SF

      Hickory Flat, MS 38633

      FUNERAL HOME • 10,356 SF
      Hickory Flat, MS 38633
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    • Value Estimation by Request
      9,750 SF

      39 Hwy 5th 5

      RETAIL STORES (PERSONAL SERVICES) • 9,750 SF
      39 Hwy 5th 5, Hickory Flat, MS 38633
      View Details
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    131.30 Acres
    Hickory Flat, MS 38633
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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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