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    Established Convenience Store with Fuel Title is generated by Realmo AI

    5002 Monticello Road, Wesson, MS 39191

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    Claim this Listing
    For Sale
    $189,000

    COMMERCIAL - Wesson, MS

    Property size:
    1,500 SF
    Lot size:
    1.47 Acres
    Price / SF:
    $126/SF
    Added:
    Dec 9, 2025
    Days on Market:
    168
    Last Refresh:
    May 26 at 4:06 am

    Property Features for 5002 Monticello Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Off Street
    Standard status
    Active
    APN
    1-179-15-007.05
    Size
    1,500 SF
    Lot size
    1.47 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    1.5 AC PT SW1/4 NE1/4 & PT NW1/4 SE1/4 N & E/O CO RD AS PER DB 16V-025 / 16R-037 SEC 15-9N-9E THE STORE BK 16V PG 01/26/2007
    Tax Annual Amount
    835

    Utilities

    Utilities
    Propane
    Sewer type
    Septic Tank
    Water source
    Public

    Building Details

    Year built
    1990
    Floors in Building
    1
    Flooring type
    Tile
    Roof type
    Metal

    We can help!

    Listing Contact
    Stephen Ashley
    Stephen Ashley

    Listing agent Stephen Ashley License #S54563

    Listing office Posey Land Company LLC DBA MOSSY OAK PROPERTIES 105 W Chickasaw Ste C, BROOKHAVEN, MS

    Listing date Dec 9, 2025

    MLS# 4133474

    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

    • Established, Profitable Turn‑Key Convenience Store: Proven sales and loyal customer base at a busy intersection.
    • Community Hub: Known as the 'small country store with a big heart,' serving as a vital gathering place and lifeline for the Stronghope community.
    • High‑Traffic Location: Positioned at a busy crossroads with steady traffic from commuters, travelers, loggers, and farmers.
    • Diverse Revenue Streams: Includes fuel service, propane filling, food service (pizza, breakfast, daily menu), and convenience items.
    • Growth Potential: Opportunity to expand hours, menu, fuel sales, and outdoor seating/events in a growing rural area with limited competition.
    • Low‑Maintenance Property: Metal building on a slab with metal roof.

    Overview

    This is an opportunity to own and operate an established community convenience store, known as the 'small country store with a big heart'. Positioned at a busy intersection, this turn-key business serves as a vital hub for nearby families, commuters, and travelers. The property features a metal building on a slab, a fuel service area with up to 4 fuel pumps, a propane cylinder filling station, and an air compressor for tires. Inside, there is a new Clover point-of-sale system, fountain drinks and coffee. The store stocks some plumbing and hardware items. Food service includes Hunt Brothers Pizza, hot breakfast biscuits and plates, and a full daily menu including burgers, chicken tenders, wraps, fries, onion rings & desserts. The store also offers occasional home-style specials like chicken & dumplings or red beans and rice. Customers rely on the store for cold drinks and snacks, boiled peanuts, gas and everyday convenience items. The store is a community gathering and social spot. Located in a growing rural area of Mississippi, Stronghope enjoys a tight-knit community atmosphere while still providing steady vehicle traffic from surrounding counties, loggers, farmers, and commuters. The property has 1.47 acres of land and the building size is 1500 square feet.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $185.3K
    NOI $16,673 @ 9.00% cap · cautious / downside scenario
    Moderate
    $238.2K
    NOI $16,673 @ 7.00% cap · market / base-case scenario
    Aggressive
    $333.5K
    NOI $16,673 @ 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 Specialty Retail

    Component $ $/SF
    Gross rent $23.4k $15.60
    − Vacancy −$1.2k −$0.78
    EGI $22.2k $14.82
    − OpEx −$5.6k −$3.70
    NOI $16.7k $11.11
    1,500 SF · lease $15.60/SF/yr · vacancy 5.00% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $238.2K
    $208.4K – $277.9K (±1% cap)
    NOI $16,673 @ 7.0% cap · market cap 8.82%
    Second Best
    Retail
    $212.4K
    $185.9K – $247.8K (±1% cap)
    NOI $14,868 @ 7.0% cap · market cap 7.87%
    Theoretical Best
    Office A
    $257.0K
    $224.9K – $299.9K (±1% cap)
    NOI $17,993 @ 7.0% cap · market cap 9.52%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Strong Hope Corner ... Grocery & Convenience Store

    Suggested Use

    Department Store Food Market Grocery & Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Wesson
    County
    Copiah
    State
    Mississippi
    Longitude
    -90.28679
    Latitude
    31.752979

    Nearby Similar for Sale

    • $215,000
      2,040 SF

      Country Store Near Lake Lincoln

      Commercial property with restaurant and retail potential near Lake Lincoln.
      2574 Sunset Road, Wesson, MS 39191
      View Details
    • $1,665,000
      55,511 SF

      Wesson MS Industrial Property

      55,511 SF industrial property on 15 acres for sale.
      3053 Us 51, Wesson, MS 39191
      View Details

    FAQs

    What type of property is this?
    Grocery and convenience store - Profitable convenience store serving a loyal customer base and community.
    Where is this grocery and convenience store located?
    The property is located at 5002 Monticello Road Wesson, MS.
    What is the asking price?
    The asking price for this property is $189,000.
    What are key features of this property?
    This property features: Established, Profitable Turn‑Key Convenience Store: Proven sales and loyal customer base at a busy intersection.; Community Hub: Known as the 'small country store with a big heart,' serving as a vital gathering place and lifeline for the Stronghope community.; High‑Traffic Location: Positioned at a busy crossroads with steady traffic from commuters, travelers, loggers, and farmers.
    (601) 757-9504
    We can help!
    Listing Contact
    Stephen Ashley
    Stephen Ashley
    Real Estate License ID: S54563
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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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