Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Highway 80 Commercial Opportunity Title is generated by Realmo AI

    451 Highway 80, Clinton, MS 39056

    View on Map
    Claim this Listing
    For Sale
    $1,900,000

    COMMERCIAL - Clinton, MS

    Type:Retail
    Property size:
    18,300 SF
    Lot size:
    1.48 Acres
    Price / SF:
    $103/SF
    Added:
    Aug 16, 2025
    Days on Market:
    280
    Last Refresh:
    May 22 at 4:06 am

    Property Features for 451 Highway 80

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Standard status
    Active
    APN
    2861-0249-002
    Size
    18,300 SF
    Lot size
    1.48 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    BEG 345 FT W & 8.1 FT N NE COR NW 1/4 SE 1/4 WLY 181.3 FT SLY 273.68 FT ELY 179.72 FT NLY 288.16 FT TO POB IN SEC 29 T6 R1W CITY OF CLINTON
    Tax Annual Amount
    14047

    Building Details

    Year built
    1972

    We can help!

    Listing Contact
    Jeffrey Dillon
    Jeffrey Dillon

    Listing agent Jeffrey Dillon License #B-18954

    Listing office eXp Realty 321 Hwy 51 Suite F Mark Metcalf, Ridgeland, MS

    Listing date Aug 16, 2025

    MLS# 4122754

    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.

    HighLights

    • High traffic location: Fronts Highway 80 with +/- 21,000 annual daily traffic count.
    • Significant redevelopment potential: Active Highway 80 corridor experiencing new development.
    • Versatile building: +/- 18,300 sq ft suitable for retail, storage, or warehousing.
    • Strategic location: Fast‑growing city in the Jackson metropolitan area.
    • Proximity to Interstate 20: Easy access and regional connectivity.
    • Established community: Known for strong community values and excellent schools.

    Overview

    Located on Highway 80 in Clinton, Mississippi, this approximately 18,300 square foot building is situated on just over 1 acre of land. The site presents various potential uses as a retail, storage, or warehousing facility. It also offers a redevelopment opportunity for retailers looking to capitalize on the approximately 21,000 annual daily traffic count and the active Highway 80 corridor, which is currently experiencing significant new development. Clinton is recognized as one of the fastest-growing cities in the Jackson metropolitan area, known for its community values, schools, and business environment. It is home to Mississippi College and features a mix of historic charm and modern development. The city benefits from access to Interstate 20 and is minutes from Jackson, providing connectivity. Clinton has been recognized as a family-friendly community with steady population growth, making it a location for businesses, retailers, and investors.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $1.54M
    NOI $138,348 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.98M
    NOI $138,348 @ 7.00% cap · market / base-case scenario
    Aggressive
    $2.77M
    NOI $138,348 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.
         Calculated for Retail

    Component $ $/SF
    Gross rent $219.6k $12.00
    − Vacancy −$22.0k −$1.20
    EGI $197.6k $10.80
    − OpEx −$59.3k −$3.24
    NOI $138.3k $7.56
    18,300 SF · lease $12.00/SF/yr · vacancy 10.00% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $1.98M
    $1.73M – $2.31M (±1% cap)
    NOI $138,348 @ 7.0% cap · market cap 7.28%
    Second Best
    Warehouse
    $1.96M
    $1.72M – $2.29M (±1% cap)
    NOI $137,434 @ 7.0% cap · market cap 7.23%
    Theoretical Best
    Hotel Hospitality
    $124.31M
    $108.77M – $145.03M (±1% cap)
    NOI $8,701,976 @ 7.0% cap · market cap 458.00%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Clinton
    County
    Hinds
    State
    Mississippi
    Longitude
    -90.318657
    Latitude
    32.334407

    Nearby Similar for Sale

    • $325,000
      4,452 SF

      Office/Warehouse Building in Clinton, MS

      Office/warehouse building with chain link fencing and recent upgrades.
      8071 N Mcraven Road, Clinton, MS 39056
      View Details
    • $415,000
      4,800 SF

      Versatile Commercial Property in Clinton

      High-visibility property ideal for automotive, retail, or office use.
      1210 Springridge Road, Clinton, MS 39056
      View Details
    • $250,000
      1,868 SF

      Duplex in Clinton, Mississippi

      Two-unit duplex property for sale in Clinton, Mississippi.
      114 Crestwood Cove, Clinton, MS 39056
      View Details
    • $349,000
      3,648 SF

      Clinton Office Building with Shop

      Multi-purpose office building with shop in Clinton, Mississippi.
      1215 Springridge Rd, Clinton, MS 39056
      View Details
    • $1,200,000
      5,383 SF

      Retail Space on Springridge Road

      Retail space with high traffic and ample parking.
      102 Clinton Center Drive, Clinton, MS, 39056
      View Details
    • $415,000
      2,400 SF

      Versatile Commercial Property in Clinton

      High-visibility commercial property ideal for various business ventures.
      1210 Springridge Rd, Clinton, MS, 39056-6528
      View Details
    • $180,000
      1,941 SF

      Retail Property on Northside Drive

      Retail property in high-traffic area, ideal for various businesses.
      901 E Northside Dr, Clinton, MS 39056
      View Details
    • $5,450,000
      80,000 SF

      Industrial Buildings with Dock Doors

      Two industrial buildings available for lease with multiple dock doors.
      1014 Clinton Industrial Park Rd, Clinton, MS
      View Details
    • $1,750,000
      18,300 SF

      Highway 80 Commercial Building

      18,300 SF building on 1 acre, Highway 80 frontage.
      Hwy 80 W, Clinton, MS 39056
      View Details
    • $300,000
      12,947 SF

      Retail Space on Clinton Tinnin

      Retail space suitable for various businesses with high traffic location.
      0010-0005 W Clinton Tinnin Road, Clinton, MS 39056
      View Details
    • $349,000
      3,648 SF

      Multi-Purpose Office Building with Shop

      Office building with shop in South Clinton, zoned C-2.
      1215 Springridge Rd Road, Clinton, MS 39056
      View Details
    • $1,200,000
      5,383 SF

      Retail Space For Sale

      Retail space available for purchase with high traffic counts.
      102 Clinton Center Dr, Clinton, MS 39056
      View Details

    FAQs

    What type of property is this?
    Retail space - 18,300 SF building on 1.48 acres in Clinton, MS.
    Where is this retail space located?
    The property is located at 451 Highway 80 Clinton, MS.
    What is the asking price?
    The asking price for this property is $1,900,000.
    What are key features of this property?
    This property features: High traffic location: Fronts Highway 80 with +/- 21,000 annual daily traffic count.; Significant redevelopment potential: Active Highway 80 corridor experiencing new development.; Versatile building: **+/- 18,300 sq ft suitable for retail, storage, or warehousing.**
    (601) 502-4693
    We can help!
    Listing Contact
    Jeffrey Dillon
    Jeffrey Dillon
    Real Estate License ID: B-18954
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    451 Highway 80, Clinton, MS 39056
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!