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    Brokers
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    • Property Lookup
    • Brokers

    Dennis Cox, Tupelo, MS

    License ID: S-49537
    Years of Experience
    10
    Association
    Northeast Mississippi Board Of Realtors

    Service Locations

    Contact details

    Phone:
    (662) 842-3844
    Office Address:
    210 East Main Street, Tupelo, MS 38804

    Property Types

    • Commercial Sale
    • Land
    • Residential Multi Family

    Performance

    Listings
    25
    Price range
    $24.5k - 499.5k
    Average price
    $262k

    Listings

    For Sale (25)

    View map
    • $74,900
      9.95 Acres

      Nettleton Land for Residential Use

      9.95 acre residential land available in Nettleton, Mississippi.
      7 Baker Rd, Nettleton, MS 38858
      View Details
    • $175,000
      40.00 Acres

      40 Acres in Algoma

      40 acres of mixed pasture and hardwoods in Algoma.
      40 Ac Donaldson Rd, Pontotoc, MS 38863
      View Details
    • $150,000
      4.00 Acres

      Commercial Land in High Traffic Area

      Commercial property on 4 acres in a high-traffic location.
      6 Mccord Rd, Pontotoc, MS 38863
      View Details
    • $125,000
      1.80 Acres

      Commercial Land in High Traffic

      Commercial property in a high traffic area behind Wal Mart.
      5 Mccord Rd, Pontotoc, MS 38863
      View Details
    • $275,000
      2.00 Acres

      Commercial Land in High Traffic Area

      Commercial property on 4-lane highway near Wal Mart.
      1 Mccord Rd, Pontotoc, MS 38863
      View Details
    • $195,000
      1.50 Acres

      Commercial Land in High Traffic Area

      1.5 acre commercial property in high-traffic Pontotoc location.
      2 Mccord Rd, Pontotoc, MS 38863
      View Details
    • $195,000
      1.70 Acres

      Commercial Land in High Traffic Area

      Commercial land for sale in a high-traffic location.
      3 Mccord Rd, Pontotoc, MS 38863
      View Details
    • $225,000
      1.80 Acres

      Commercial Land in High Traffic

      Commercial property in high-traffic area behind Wal Mart.
      4 Mccord Rd, Pontotoc, MS 38863
      View Details
    • Contact for pricing
      0.51 Acres

      Residential Lot in Pontotoc, MS

      0.51 acre lot in Pontotoc City School District.
      0.51 Ac Magnolia Cir, Pontotoc, MS 38863
      View Details
    • $35,000
      2.60 Acres

      Residential Land in Amory School

      Building lots in Amory school district, some wooded, some cleared.
      5 Wren Cemetery Rd, Aberdeen, MS 39730
      View Details
    • $35,000
      3.01 Acres

      Residential Land in Amory School

      3.01 acre residential land in Aberdeen, Amory school district.
      2 Wren Cemetery Rd, Aberdeen, MS 39730
      View Details
    • $35,000
      2.98 Acres

      Residential Land in Amory School

      Building lots in Amory school district, some wooded, some cleared.
      3 Wren Cemetery Rd, Aberdeen, MS 39730
      View Details
    • $255,000
      78.00 Acres

      Residential Land in Pontotoc, MS

      78-acre residential land in South Pontotoc School District.
      78+/-Ac Wallfield Rd, Pontotoc, MS 38863
      View Details
    • $30,000
      1.00 Acre

      Residential Land in Tupelo, MS

      One acre residential lot ready for new construction.
      Michael St, Tupelo, MS 38801
      View Details
    • $650,000
      40,000 SF

      Pontotoc Commercial Building For Sale

      40,000 SF commercial building suitable for warehouse or manufacturing.
      3406 Highway 6, Pontotoc, MS 38863
      View Details
    • $34,800
      0.31 Acres

      Residential Land in Cherry Creek

      Building lots in Cherry Creek Crossing subdivision with underground utilities.
      7 Cherry Crk, Ecru, MS 38841
      View Details
    • $33,600
      3.12 Acres

      Land for Sale in Pontotoc

      3.12 acre lot near Pontotoc and Tupelo.
      1 3.36 Ac Black Zion Rd, Pontotoc, MS 38863
      View Details
    • $99,500
      14.16 Acres

      Nettleton Land for Residential Use

      Residential land available in Nettleton, suitable for mobile homes.
      1 Prospect Rd, Nettleton, MS 38858
      View Details
    • $93,500
      12.47 Acres

      Nettleton Land for Residential Use

      Residential land suitable for new construction or mobile homes.
      2 Prospect Rd, Nettleton, MS 38858
      View Details
    • $78,500
      10.48 Acres

      Nettleton Land for Residential Use

      Residential land suitable for new construction or mobile homes.
      8 Baker Rd, Nettleton, MS 38858
      View Details
    • $75,000
      4.75 Acres

      Nettleton Land for New Construction

      Residential land suitable for new construction or newer mobile homes.
      10 Baker/Prospect Rd, Nettleton, MS 38858
      View Details
    • $35,000
      0.71 Acres

      Residential Lot Near Downtown Pontotoc

      0.71-acre residential lot suitable for new construction near downtown.
      4 Oak Dr, Pontotoc, MS 38863
      View Details
    • $204,000
      68.00 Acres

      Secluded Wooded Lot in Okolona

      68-acre wooded lot perfect for building a private home.
      68 Ac Cr 135, Okolona, MS 38860
      View Details
    • New
      $425,000
      12,500 SF

      Versatile Commercial Building in Tupelo

      Commercial property with high traffic location and versatile layout.
      199 N Veterans Memorial Blvd, Tupelo, MS 38804
      View Details
    • $320,000
      4,800 SF

      Hickory Flat Multi-Family Property

      Five-unit residential income property with expansion potential in Hickory Flat.
      180 -188 Dogwood Cr, Hickory Flat, MS 39039
      View Details

    Leases and Sales on Map

    • For Sale

    Properties for sale

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    Dennis Cox, Tupelo, MS
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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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    Dennis Cox, Tupelo, MS
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