$699,000
$17,845 per acre: total asking price divided by the reported 39 acres. Not an appraisal or a bare-land value.
256 County Road 1816Louin, MS 39338
Farm or ranch · MLS 11834934 · Listed 141 days ago (Jun 15, 2026)
Farms and ranches · Farm and ranch details
For sale: Listed for sale and available according to the MyStateMLS feed.
About this property
Tucked away in the peaceful countryside of Jasper County, Mississippi, this truly unique property at 256 CR 1816 in Louin sits on 39.17± acres and offers a rare combination of history, space, and versatility. Conveniently located approximately 13.2± miles east of Bay Springs, 38.9± miles southwest of Meridian, 63.6± miles north of Hattiesburg, and about 175± miles northeast of New Orleans, the property provides quiet rural living with reasonable access to nearby towns and cities. The centerpiece of the property is a remarkable 6,084± square foot residence that began as a 100-year-old schoolhouse and has since been thoughtfully transformed into a one-of-a-kind home. While fully updated for modern living, it still maintains its original structure and historic charm, giving the property a character you simply don't find in new construction. Inside, the home offers a well-designed 4-bedroom, 4.5 bath layout with generous living space throughout. At the heart of the home is an expansive 2,000± square foot central living and entertaining area, designed as a true gathering space with an open feel that connects the main living zones. The kitchen is built for both function and entertaining, featuring granite countertops, two large islands, and plenty of prep and gathering space. Just off the kitchen is a comfortable breakfast area that works perfectly for everyday dining. A large office space provides flexibility for remote work, business use, or additional living needs. The primary suite serves as a private retreat with direct access to an outdoor patio, along with an oversized soaking tub, walk-in closet, and well-appointed bath layout. Guest bedrooms are oversized, offering comfort, privacy, and flexibility for family or visitors. One of the more unique interior features is a dedicated wooden stage area, offering a flexible space that could be used for entertainment, gatherings, performances, or even additional recreational use. The home also includes a large Southern-style outdoor living area highlighted by exposed wood beam accents, creating a warm and inviting space that works well for relaxing evenings or hosting larger gatherings. Outside, the 39.17± acres consist of a healthy mix of hardwood and pine timber, providing both natural beauty and privacy. The property supports abundant wildlife including deer, turkey, and other small game, making it well-suited for hunting and recreational use. With its combination of historic character, substantial square footage, acreage, and flexible layout, this property offers a wide range of possibilities. It would function equally well as a private residence, bed & breakfast, wedding or event venue, or a recreational retreat in the heart of Mississippi countryside.
Description provided by the listing brokerage.
Farm and ranch details
Listing-reported, not independently certified. These details come from the listing's own fields and description. Farms and Ranches has not inspected the property, measured acres, tested soil or water, or reviewed permits. Confirm everything with Derek Eaves of SmallTown Hunting Properties & Real Estate LLC and the right professionals.
| Listed here as | Farm or ranchFarms and ranches: Listed by the MLS as a farm or ranch, or land with reported agricultural improvements such as barns, stables or fencing. |
|---|---|
| Why it qualifies | MLS property type: Farm · How listings qualify |
| Reported use | Not stated in the listing |
| Total acreage | 39 acres (as reported) |
| Reported land breakdown | Not stated. Total acreage is not tillable or usable acreage; ask the agent and check the soil survey. |
| Home included | Yes, a home is reported |
Reported buildings, water and land features
- Timber or woods (listing description)
Utilities reported: Public water. Capacity, condition and permits are not reported.
Not reported here and never inferred: yields, income, stocking rates or carrying capacity, water rights, transferable permits, organic certification, equipment or livestock included in the sale, and whether a building can be used or a site built on. Report a wrong classification.
Facts
- List price
- $699,000
- Original list price
- $750,000
- Status
- For sale
- Property type
- Farm or estate
- Bedrooms
- 4
- Full baths
- 4
- Half baths
- 1
- Interior area
- 6,084 sq ft
- Lot size
- 39 acres
- Year built
- 1926
- County
- Jasper County
- MLS number
- 11834934
- Annual property tax (2025)
- $4,244
Facts are reported by the listing brokerage. Items not listed were not provided; that does not mean the property lacks them.
Land details reported by the listing
- Water source
- Public (WaterSource)
Features
Interior
- Walk-In Closet(s)
- Entrance Foyer
- Master Downstairs
Appliances
- Washer
- Range
- Microwave
- Water Heater
- Refrigerator
- Dryer
- Dishwasher
Flooring
- Carpet
Heating
- Forced Air
- Electric
Roof
- Asphalt
Water
- Public (Water Source)
Location
The pin is the listing's reported coordinates and may be approximate. It is not a parcel boundary, and no soil, flood, wetland or access conclusion should be drawn from it. See more listings in Louin.
Price and status history
- Original list price reported by the brokerage: $750,000
Changes observed by Farms and Ranches in MyStateMLS data since Oct 30, 2026. This is not a public-record sales history; MyStateMLS does not publish sold prices.
Buyer checklist
Questions worth investigating for any farm or ranch purchase. They are not claims that this property has a problem or meets any condition.
- Legal accessIs there deeded or recorded access to a public road, and are there easements across the land (or that the land relies on)?
- Water rights and wellsA well, pond, creek or irrigation system does not by itself establish a legal right to use the water. Ask for the water right, permit or registration documents and test the well.
- Leases and tenanciesAre there farm, grazing, hunting, CRP, oil and gas or wind leases? Some survive a sale or require notice before they end.
- Soil and usable landHow many acres can actually be cropped or grazed? Check the NRCS soil survey and get a current lab soil test for the use you plan.
- RestrictionsZoning, conservation easements, deed restrictions, HOA rules, floodplain and wetland rules can limit what you can do.
- Building conditionBarns, fences, wells and septic systems need inspection; a listed building may not suit a commercial or livestock use.
- UtilitiesPower, water, septic capacity, internet and road maintenance: who provides them and at what cost.
- What is included in the saleEquipment, growing crops, stored hay, livestock, irrigation equipment, permits and farm program contracts are often separate. Get it in writing.
Explore this area's farming resources
Regional guidance for Jasper County, MS. It describes the area, not this property: it does not say this land suits any crop or use.
- Regional overview and local referrals for Jasper County
- Mississippi State University Extension Service (county offices and local specialists)
- Soil testing options for Mississippi
- NRCS Web Soil Survey (mapped soils; a map is not a soil test)
- All farm resources for Mississippi
Guides and next steps
Listing courtesy of SmallTown Hunting Properties & Real Estate LLC. Listing agent: Derek Eaves. Co-listing agent: Dennis West. Listings provided by MyStateMLS.
Listing last updated by the brokerage Sep 8, 2026, 7:11 PM UTC. Farms and Ranches last received MyStateMLS data Nov 3, 2026, 7:30 AM UTC. Information is deemed reliable but not guaranteed; verify all details with the listing agent.