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

    Highway 16 Canton, MS 39046

    View on Map
    Claim this Listing
    For Sale
    $139,980

    LAND - Canton, MS

    Lot size:
    18.50 Acres
    Added:
    Nov 15, 2024
    Days on Market:
    510
    Last Refresh:
    Apr 9 at 12:06 pm

    Property Features for Highway 16

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    094a-01-016-00-00
    Lot size
    18.50 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Description
    18.5A TRACT FRONT 204.51 FT ON S/S OLD HWY 16 & 114.86 FT ON S/S NEW HWY 16 IN E1/2 NE1/4 -OR PARCEL 5-
    Tax Annual Amount
    59

    Utilities

    Utilities
    Water Available

    We can help!

    Listing Contact
    Nathaniel D Wilds

    Listing agent Nathaniel D Wilds License #S60571

    Listing office Tom Smith Land & Homes 112 Village Blvd., Madison, MS

    Listing date Nov 15, 2024

    MLS# 4096849

    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

    Canton, MS Acreage Opportunity

    This 18.5+/- acre lot in Canton, MS, is positioned at the intersection of Highway 16 and Pat Luckett Rd, just east of Canton. The property combines convenience with potential for both commercial and residential uses. Located in Madison County, this land provides access to nearby amenities and attractions. It is suitable for developing residential housing, a family estate, or a business venture.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Canton
    County
    Madison
    State
    Mississippi
    Longitude
    -90.089828
    Latitude
    32.705736

    Nearby Similar for Sale

    • $850,000
      9,200 SF

      Industrial Truck Repair Facility

      7,200 SF industrial facility on 5+ acres.
      251 Yandell Road, Canton, MS 39046
      View Details
    • $1,350,000
      14,000 SF

      Highway 43 Commercial Suites

      High-traffic location near I-55, ideal for investment or owner-user.
      1976 Hwy 43, Canton, MS 39046
      View Details
    • $400,000

      Canton Commercial Land I-55 Frontage

      4 acres of C-2 zoned land near Nissan and Amazon.
      Hawkins Lane, Canton, MS 39046
      View Details
    • $1,350,000

      Cleared Commercial Tract near I-55

      10.26 acre commercial tract ready for immediate development.
      124 Davis Crossing Road, Canton, MS 39046
      View Details
    • $368,125

      Versatile Acreage in Madison County

      Multi-use land with timber, recreation, and development potential.
      Lot 2 Whiddon Road, Canton, MS 39046
      View Details
    • $368,125

      Versatile Acreage in Madison County

      38+/- acre tracts with timber, recreation, and development potential.
      Lot 4 Whiddon Road, Canton, MS 39046
      View Details
    • $368,125

      Versatile Acreage in Madison County

      Multi-use acreage with timber, recreation, and development potential.
      Lot 1 Whiddon Road, Canton, MS 39046
      View Details
    • $368,125

      Versatile Acreage in Madison County

      38+/- acre tracts with timber, recreation, and development potential.
      Lot 3 Whiddon Road, Canton, MS 39046
      View Details
    • $142,750

      Land in Madison County

      9.39 acre tract with utilities ready for development.
      009 Green Acres Drive, Canton, MS 39046
      View Details
    • $35,000
      764 SF

      Canton Commercial Property For Sale

      Commercial property in Canton, MS, with tenant in place.
      302 N West Street, Canton, MS 39046
      View Details
    • $115,950

      Canton, MS Airpark Land

      5.5-acre lot in Madison County's only Fly-In development.
      Ratliff Ferry Road, Canton, MS 39046
      View Details
    • $754,677

      Commercial Land Near I-55

      Commercial land near I-55 and Nissan Parkway in Canton, MS.
      Highway 22, Canton, MS 39046
      View Details

    FAQs

    What type of property is this?
    Commercial land - 18.5+/- acre lot ideal for residential or commercial development.
    Where is this commercial land located?
    The property is located at Highway 16 Canton, MS.
    What is the asking price?
    The asking price for this property is $139,980.
    What are key features of this property?
    This property features: 18.5+/- acre lot suitable for residential or commercial development.; Prime location at the intersection of Highway 16 and Pat Luckett Rd.; Located in a highly desirable area of Madison County.
    (662) 715-7109
    We can help!
    Listing Contact
    Nathaniel D Wilds
    Real Estate License ID: S60571
    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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!