Add Listing
    For Sale
    • For Sale
    • For Lease
    • Sold
    • Property Lookup
    • Brokers
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    5244 Mississippi 496 Toomsuba, MS 39364

    View on Map
    Claim this Listing
    For Sale
    $109,000

    LAND - Toomsuba, MS

    Lot size:
    32.50 Acres
    Added:
    Apr 1, 2026
    Days on Market:
    31
    Last Refresh:
    May 1 at 10:06 am

    Property Features for 5244 Mississippi 496

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    105-15-0-0000-000-01501
    Lot size
    32.50 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    Pt W1/2 Swnw1/4 & W1/2 Nwsw1/4 Desc Db 1522 P.546
    Tax Annual Amount
    99

    Utilities

    Utilities
    Cable Available

    We can help!

    Listing Contact
    Reid Simmons

    Listing agent Reid Simmons License #S61226

    Listing office Buck Commander 113 Executive Drive Ste C, Madison, MS

    Listing date Apr 1, 2026

    MLS# 4144488 Listing URL

    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.

    Overview

    32.5 Acres in Toomsuba, MS

    This 32.5+/- acre tract is located on Hwy 496 in Lauderdale County, approximately 22 minutes from Meridian and just 3 minutes from the Alabama state line. The property, recently clear cut, features a relatively flat topography, making it suitable for a homesite or future development. It includes approximately 180 feet of road frontage for convenient access. The location offers a private, rural setting with limited nearby neighbors while still maintaining close proximity to town amenities. This versatile tract is suitable for a primary residence, recreational use, or investment. The property also presents potential for a hunting base camp or manufactured home setup serving those leasing land in the surrounding area.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Map

    City
    Toomsuba
    County
    Lauderdale
    State
    Mississippi
    Longitude
    -88.4638
    Latitude
    32.4376

    Nearby Similar for Sale

    • $185,000

      50-Acre Toomsuba Farm

      50-acre farm with pasture, woods, and creek in Toomsuba.
      Susan Kennedy Road, Toomsuba, MS 39364
      View Details
    • $15,000

      Land for Sale in Toomsuba

      11.49 acre farm with timber and easement access.
      William Walker Road, Toomsuba, MS 39364
      View Details

    FAQs

    What type of property is this?
    Land - 32.5 acre lot perfect for homesite or future development.
    Where is this land located?
    The property is located at 5244 Mississippi 496 Toomsuba, MS.
    What is the asking price?
    The asking price for this property is $109,000.
    What are key features of this property?
    This property features: 32.5+/- acre tract suitable for homesite or development.; Convenient location: just 3 minutes from Alabama state line and 22 minutes from Meridian.; Relatively flat topography and **180 feet of road frontage**.
    (318) 243-9699
    We can help!
    Listing Contact
    Reid Simmons
    Real Estate License ID: S61226
    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

    5244 Mississippi 496, Toomsuba, MS 39364

    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!