$195,000 Pastoral Homestead & Livestock Tract: 40-Acre Farm Analysis in Booneville, MS (409 County Road 7100)

Executive Summary & Property Investment Overview

Securing a contiguous 40-acre agricultural holding featuring established pastureland, interior live water, and pre-existing homesite infrastructure for under $4,900 per acre represents a standout acquisition opportunity in the North Mississippi land market. Situated at 409 County Road 7100, Booneville, MS 38829, this 40-acre unimproved-to-semi-improved land parcel enters the Prentiss County real estate market at a competitive list price of $195,000. Calculating to approximately $4,875 per acre, the property delivers a versatile balance of open agricultural acreage, working farm potential, and country residential building capacity.

Located in western Prentiss County, this land tract offers a high percentage of usable open ground, making it an ideal setting for cattle grazing, hay production, equestrian operations, or a private rural estate. Anchoring the natural attributes of the acreage is a year-round interior creek that meanders directly through the center of the property, providing natural livestock watering and defining the landscape. Additionally, the parcel features a legacy homesite complete with existing utility footprints and an older structure that offers potential restoration value for ambitious builders or a pre-cleared building envelope for a modern custom residence. Positioned with low annual property taxes of just $428 per year and free from restrictive HOA oversight, this 40-acre holding stands as an exceptional turn-key option for agricultural producers, homesteaders, and long-term land investors.

Key Property Specifications & Listing Snapshot

Below is an exhaustive structural breakdown of the legal, physical, geographical, infrastructure, and financial metrics defining 409 County Road 7100:

Property Address: 409 County Road 7100, Booneville, MS 38829
Assessor’s Parcel Numbers (APNs): 03020004 01200 & 03020004 0080 (2 Combined Parcels)
County & Jurisdiction: Prentiss County | Region: Western Prentiss County / Booneville
Current List Price: $195,000
Price Per Acre Valuation: ~$4,875 / Acre
Total Acreage Footprint: 40.00 Acres (1,742,400 Square Feet)
Property Type: Agricultural Land / Pasture / Rural Residential Site
Topography Profile: Mostly Usable Pastureland, Gently Rolling Terrain, Slightly Rolling Hills
Natural Water Features: Interior Natural Creek Flowing Through Property Center
Improvements: Legacy Homesite with Existing House Structure (Needs Work/Restoration or Removal)
Road Surface & Access: County Road Frontage (CR 7100)
Utility Status: Electricity & Water Available via Legacy Homesite Footprint
Tax Assessed Value: $15,640
Annual Property Taxes: $428 / Year
HOA / POA Governance: None ($0 / Month; Unrestricted Country Living)
Market Entry Date: September 16, 2026

Detailed Physical Attributes & Agricultural Feature Analysis

Evaluating agricultural and livestock acreage in North Mississippi requires analyzing pasture usable ratios, soil stability, drainage pathways, and natural shade cover. The 40-acre tract at 409 County Road 7100 delivers exceptional land usability across its entire footprint.

1. Usable Open Pasture & Gentle Topography

Unlike heavily timbered or deep ravine properties that require vast capital outlay for land clearing, this property features ready-to-use agricultural ground.

Open Pastureland Composition: The majority of the 40 acres consists of cleared, usable open pastureland. This makes the tract immediately viable for rotational cattle grazing, equine turnout, or seasonal hay harvesting without expensive forestry mulching.
Gently Rolling Hills: The gentle elevation contours provide natural water runoff and drainage while offering multiple elevated building benches that showcase views across the open fields.
Multi-Use Farm Potential: The rich soil and open terrain easily support row cropping, organic truck farming, orchard establishment, or livestock fencing setups.

2. Interior Creek Corridor & Natural Water Resources

On-site surface water is one of the single most important assets for agricultural viability and local wildlife attraction.

Centrally Flowing Creek: The creek runs directly through the middle of the property, splitting the land naturally and supplying continuous water for livestock and wildlife.
Livestock & Irrigation Advantages: Having live water on-site eliminates the immediate need to pump well water across large distances for stock tanks, reducing daily operational utility expenses for livestock managers.
Habitat & Recreation: The riparian zone surrounding the creek creates a natural wildlife corridor that attracts White-tailed Deer, Wild Turkey, and small game, providing private hunting potential.

3. Legacy Homesite & Pre-Cleared Footprint

Site preparation on raw land often involves clearing, grading, and establishing driveways.

Existing Structure Value: An older home remains at the original site. While it requires major repair or replacement, it anchors an established home envelope that preserves mature shade trees and settled ground.
Infrastructure Savings: The existing homesite provides a ready-made foundation for a new custom home, modular build, or barndominium, drastically reducing initial site grading costs.

Utility Infrastructure, Site Readiness & Building Advantages

Bringing utilities onto a completely raw parcel can add tens of thousands of dollars to a building project. 409 County Road 7100 benefits from pre-established site access.

Infrastructure & Development Summary:

Legacy Utility Connections: Because the property hosted an active residence in the past, power lines and local water access are routed to the property footprint.
Direct County Road Frontage: Fronting County Road 7100, the property offers straightforward access for farm trucks, trailers, construction equipment, and daily commuting vehicles.
Zero HOA Restrictions ($0/Month): The property is free from restrictive residential covenants or subdivision rules. Owners have complete liberty to build custom homes, set up mobile homes, construct agricultural barns, or raise livestock.
Low Holding Overhead ($428/yr): With an annual property tax rate of just $428 based on a tax-assessed value of $15,640, the carrying costs for holding or slowly developing this acreage are exceptionally low.

Regional Location & North Mississippi Connectivity

Situated in western Prentiss County, Booneville offers a quiet, rural lifestyle while keeping residents connected to primary regional commerce, education, and health centers.

Key Distance Benchmarks & Travel Corridors:

Downtown Booneville (~10–12 Minutes): Quick drive to local grocery stores, farm supply outlets, restaurants, Prentiss County Courthouse, and Northeast Mississippi Community College (NEMCC).
Highway 45 Corridor (~12 Minutes): Direct access to US Highway 45, the major north-south arterial route connecting North Mississippi to Tennessee and Alabama.
Tupelo Regional Commercial Hub (~30–35 Minutes): Fast commute south to Tupelo, providing access to major regional hospitals (North Mississippi Medical Center), the Mall at Barnes Crossing, industrial employment sectors, and regional airport services.
Corinth, MS (~25–30 Minutes): Easy drive north to historic Corinth for additional retail, dining, and healthcare services.
Bay Springs Lake & Tennessee-Tombigbee Waterway (~25 Minutes): Nearby water recreation hub offering boating, fishing, watersports, and public parks.

Comparative Valuation & Regional Land Benchmarks

To understand how $195,000 positions 409 County Road 7100 in the current market, consider how its $4,875 per acre price compares against typical agricultural land listings in Prentiss County:

Valuation Metric / Feature	Subject Property (CR 7100)	Typical Prentiss County Acreage	Strategic Value & Advantage Analysis
Total Asking Price	$195,000	$210,000 – $260,000+	Competitive market entry price for 40-acre farm tracts
Price Per Acre	~$4,875 / Acre	$5,500 – $6,500 / Acre	Strong value ratio for high-percentage usable pasture land
Land Usability	Mostly Open Pasture	70%–90% Heavy Timber/Brush	Saves thousands in land clearing, mulching, and grading costs
Water Features	Centrally Flowing Creek	Dry Ditches / No Surface Water	Provides permanent natural livestock water and wildlife habitat
Existing Homesite	Included on Property	Raw Land / No Footprint	Pre-established building site lowers initial development costs
Road Frontage	County Road 7100	Dirt Easements / Shared Roads	Direct county road access simplifies travel and equipment transport
Annual Taxes	$428 / Year	$500 – $900 / Year	Extremely low tax assessment keeps ongoing holding costs minimal

Comprehensive Pros vs. Cons Analysis

A complete real estate evaluation requires weighing a property’s core land assets against site renovation and construction requirements.

Advantages (Core Value Drivers)

Turn-Key Pasture Acreage: High proportion of open, usable ground ideal for livestock, hay, or row crops.
Natural Interior Water Source: Active central creek provides livestock water and enhances scenic character.
Existing Homesite Footprint: Pre-cleared building location with utility access simplifies new construction.
Unrestricted Land Freedom: Zero HOA fees or subdivision covenants allow flexible agricultural and residential uses.
Low Holding Expenses ($428/Year): Minimal annual taxes make it affordable to hold as a land investment.
Two Included APNs: The listing includes two distinct tax parcels (03020004 01200 & 03020004 0080), offering potential legal subdivision flexibility.

Considerations (Development Factors)

Legacy Structure Removal or Restoration: The existing house requires substantial rehabilitation work or demolition to clear space for new construction.
Septic System Inspection Needed: Buyers planning new residential builds will need to test or replace the legacy septic system according to county health codes.
Agricultural Fencing Updates: Depending on the intended livestock usage, perimeter and cross-fencing may require repairs or new installation.

Ideal Ownership Strategies & Buyer Use Cases

Given its size, topography, interior water, and location, 409 County Road 7100 caters to several distinct buyer profiles:

Working Livestock & Hay Farm: Capitalize on the open, rolling pastures and central creek to establish a cattle operation, horse farm, or dedicated hay production property.
Custom Rural Homestead / Barndominium Estate: Build a modern custom home or barndominium on the existing elevated homesite, taking advantage of rolling views across your private 40 acres.
Multi-Generational Family Compound: Utilize the two included tax parcels to construct separate family residences while sharing agricultural and recreational amenities.
Recreational Country Retreat & Land Bank: Enjoy private hunting along the creek bottom while holding 40 acres of usable Mississippi land as a long-term inflation hedge.

Frequently Asked Questions (FAQs)

1. Is the existing home on the property livable?

No, the older home on the property requires significant work and capital investment to become livable. Most buyers will evaluate it either as a major restoration project or as a pre-cleared building envelope for new construction.

2. What can the pastureland be used for right away?

The mostly usable open pastureland is suited for cattle grazing, horse turnouts, hay cutting, or clearing space for crop farming and gardens.

3. Does the creek flow year-round?

The creek flows directly through the middle of the property and serves as a natural water source for livestock and regional wildlife throughout the year.

4. What are the annual property taxes for this 40-acre parcel?

Property taxes are exceptionally low at approximately $428 per year across the combined parcels, thanks to Prentiss County’s favorable tax assessment.

5. Are there any restrictions or HOA fees on this land?

No. There are no HOA fees ($0/month) and no known restrictive subdivision covenants, giving the owner complete freedom for agricultural, residential, or recreational land use.

Final Verdict & Recommendation

The 40-acre agricultural tract at 409 County Road 7100, Booneville, MS 38829 represents an outstanding land opportunity in North Mississippi at $195,000. Offering mostly usable pastureland, a central interior creek, a legacy homesite footprint, and direct county road frontage just minutes from Booneville and Tupelo, this Prentiss County property is a turn-key canvas for a working livestock farm, custom homestead, or long-term agricultural land investment.

Disclaimer: Real estate listing details, property specifications, parcel boundaries (APNs: 03020004 01200 & 03020004 0080), tax amounts ($428/yr), assessed values ($15,640), and zoning guidelines mentioned in this review are derived from public MLS records and are deemed reliable but not guaranteed. Property availability and pricing ($195,000) are subject to change without prior notice. Prospective buyers are strongly advised to perform independent due diligence, boundary surveys, septic/water evaluations, and verify building permits directly with Prentiss County municipal authorities before entering into a legally binding purchase contract.

Listed on Zillow