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    320 Main St Natchez, MS 39120

    Sponsored
    For Sale
    Pending
    $699,000

    COMMERCIAL - Natchez, MS

    Property size:
    4,426 SF
    Lot size:
    0.07 Acres
    Days on Market:
    9
    Last Refresh:
    Feb 12 at 1:06 am

    Property Features for 320 Main St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Pending
    Rooms
    Bedroom 2, Bathroom 2, Bedroom 3, Bathroom 4, Bathroom 1, Bathroom 5, Bathroom 3, Bedroom 1
    Bedrooms
    3
    Bathrooms
    4
    APN
    0002-0002-0007
    Parking features
    Off Street
    Fireplace
    1
    Size
    4,426 SF
    Lot size
    0.07 Acres

    Utilities

    Water source
    Public

    Building Details

    Year built
    1870
    Floors in Building
    2
    Flooring type
    Hardwood, Tile
    Roof type
    Metal, Synthetic

    We can help!

    Listing Contact
    Donna M Ball

    Paul Geen Real Estate (601) 442-2768

    Listing agent Donna M Ball (601) 442-2768 License #S52388

    Listing date Feb 4, 2026

    MLS# 4121629

    Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Mixed-Use Building in Downtown Natchez

    Located in the heart of downtown Natchez, only three blocks from the bluffs overlooking the Mississippi River, this two-story mixed-use building offers a live and work opportunity. The first floor features 1920 square feet of luxury office space, complete with high ceilings, pine floors, a reception area, a conference room, a kitchen, five designated offices, and two half baths. The second floor houses a 2106 square foot apartment with three bedrooms and three baths. The apartment includes a galley kitchen with granite countertops, a Thermador cooktop, and a Viking oven. A covered back deck, accessible through the primary suite, overlooks the courthouse. The apartment and office are connected via a back stairwell, with additional access from the Main Street entry doors. Off the back stairs, a 400 square foot bonus room, currently used as a file room, could serve as a home gym or hobby room. The apartment's central location makes it suitable for use as an Airbnb. The property includes a two-car garage and outdoor space and is situated on a 0.07-acre lot.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Truly-Smith & Latham PLLC Law Firm Junkin II John ... Law Firm Smith William M Law Firm The Britni Gwin Team- ... Loan Service

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Natchez
    County
    Adams
    State
    Mississippi
    Longitude
    -91.403959
    Latitude
    31.560387

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    FAQs

    What type of property is this?
    Mixed-use property - Two-story building with office space and residential apartment.
    Where is this mixed-use property located?
    The property is located at 320 Main St Natchez, MS.
    What is the asking price?
    The asking price for this property is $699,000.
    What are key features of this property?
    This property features: - Live/Work Opportunity: Combines luxury office space and a stunning apartment in one building.; - Prime Downtown Location: Situated on Main Street in Natchez, just 3 blocks from the Mississippi River bluffs.; - Spacious Apartment: Features a 2106 sq ft, 3-bed, 3-bath apartment with high-end finishes.
    (601) 807-1700
    Request Owner's contact information
    320 Main St Natchez, MS 39120
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    Natchez, MS 39120
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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
    320 Main St Natchez, MS 39120
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    We can help!
    Listing Contact
    Donna M Ball
    Real Estate License ID: S52388
    (601) 807-1700
    Learn more
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