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    8301 Highway 57 Vancleave, MS 39565

    Sponsored
    For Sale
    $1,100,000

    COMMERCIAL - Vancleave, MS

    Lot size:
    11.77 Acres
    Days on Market:
    139
    Last Refresh:
    Jan 20 at 10:06 pm

    Property Features for 8301 Highway 57

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    0-24-06-190.050
    Lot size
    11.77 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well
    Water front
    1

    We can help!

    Listing Contact
    Denise L Lawler

    Coldwell Banker Smith Homes, Realtors (228) 497-1800 [email protected]

    Listing agent Denise L Lawler (228) 872-3330 License #S42754

    Listing date Sep 4, 2025

    MLS# 4089965 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.

    Learn more

    Property Insight Report

    Overview

    Highway Frontage Commercial Land Parcel

    This 11-acre commercial parcel is located in a rapidly growing area and offers highway frontage and deep-waterfront access on Fort Bayou, including a 1-acre private island. The property is zoned C-1 for retail commercial use and is situated less than a mile from Interstate 10, in close proximity to Bienville Orthopedic, Ocean Springs Hospital, Chevron, and Ingalls. The location on Highway 57 offers high traffic of 70,000, providing maximum exposure. The site features a bulkhead and direct access to the Gulf of Mexico, making it suitable for boating-related ventures, waterfront dining, or luxury retail space. The MDOT expansion of State Highway 57 to 4 lanes is underway. The property is located on Highway 57 between Ocean Springs and Vancleave. Jackson County is home to some of the largest employers in the State of Mississippi.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Building Supply Wholesale Shop Auto Repair Shop Clothing Store Auto Parts Store Kitchen & Bath HVAC Service Bar & Pub Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Vancleave
    County
    Jackson
    State
    Mississippi
    Longitude
    -88.717981
    Latitude
    30.445718

    Nearby Similar for Sale

    • $3,225,012
      29,277 SF

      Vancleave Storage Facility For Sale

      Well-maintained Class A storage facility with expansion potential.
      11704 Highway 57, Vancleave, MS 39565
      View Details
    • $178,200
      268,765 SF

      Prime Hwy 57 Vancleave Land

      6.17 Acres, Bayou Frontage, High Growth
      8317 Highway 57, Vancleave, MS 39565
      View Details

    FAQs

    What type of property is this?
    Commercial land - 11-acre commercial parcel with highway frontage and deep-water access.
    Where is this commercial land located?
    The property is located at 8301 Highway 57 Vancleave, MS.
    What is the asking price?
    The asking price for this property is $1,100,000.
    What are key features of this property?
    This property features: - Prime 11-acre commercial parcel with highway frontage and deep-waterfront access on Fort Bayou, including a 1-acre private island.; - Zoned C-1 for retail commercial use in a rapidly growing area less than a mile from Interstate 10.; - High-traffic location on Highway 57 with 70,000 vehicles per day, offering maximum exposure.
    (228) 229-1016
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    8301 Highway 57 Vancleave, MS 39565
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    Vancleave, MS 39565
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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
    8301 Highway 57 Vancleave, MS 39565
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    We can help!
    Listing Contact
    Denise L Lawler
    Real Estate License ID: S42754
    (228) 229-1016
    Learn more
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