Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    Pat Luckett Rd Canton, MS 39046

    Sponsored
    For Sale
    $110,000

    Vacant Land - CANTON, MS

    Lot size:
    22.22 Acres
    Days on Market:
    55
    Last Refresh:
    Jan 24 at 11:06 am

    Property Features for Pat Luckett Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    300
    APN
    105G-25-023-00.00
    Parking features
    Garage
    Lot size
    22.22 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Denman Ferguson

    Open Season Properties, LLC (601) 339-1980

    Listing agent Denman Ferguson (601) 339-1980

    Listing date Dec 1, 2025

    MLS# 11613092 Listing URL

    Copyright © 2026 My State MLS. 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

    Heavily Wooded Acreage For Sale

    This 22.22-acre property is located at the corner of Permenter Road and Pat Luckett Road in the Farmhaven Community. The tract is heavily wooded with large oaks and pine trees. Water and power are available at the road. The zoning is 300. This property is suitable for building a home and hunting.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Canton
    County
    Madison
    State
    Mississippi
    Longitude
    -89.739448
    Latitude
    32.688611

    Nearby Similar for Sale

    • $899,000
      Pending

      Authentic Bar & Grill Opportunity

      Established bar and grill with additional revenue streams and expansion potential.
      1275 Ratliff Ferry Rd, Canton, MS 39046
      View Details
    • $999,950
      Pending

      Turnkey Daycare Business Opportunity

      Daycare business and building for sale in Canton, Mississippi.
      106 Westfalen Dr, Canton, MS 39046
      View Details
    • $260,000
      14.00 Acres

      Canton Land with Metal Building

      14-acre property with metal building and horse barn.
      001 Green Acres Dr, 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 Highway 43, Canton, MS 39046
      View Details
    • $850,000
      9,200 SF

      Industrial Truck Repair Facility

      7,200 SF industrial facility on 5+ acres.
      251 Yandell Rd, Canton, MS 39046
      View Details
    • $495,000
      12,000 SF

      Canton Office Building For Sale

      10,990 SF office building in Canton's business district.
      3390 N Liberty St, Canton, MS 39046
      View Details
    • $6,104,088
      44,095 SF

      Canton Specialty Clinic For Sale

      Turn-key ambulatory surgery center in a high-traffic retail corridor.
      1883 Highway 43 S, Canton, MS 39046
      View Details
    • $749,000
      14,000 SF

      Canton Industrial Flex Property

      14,000 SF industrial flex property near I-55.
      831 East Peace St, Canton, MS 39046
      View Details
    • Contact for pricing
      238,150 SF

      Canton Warehouse/Distribution Property For Sale

      238,150 SF warehouse/distribution property with 28 dock doors.
      555 Matthews Dr, Canton, MS 39046
      View Details
    • $299,000
      14,895 SF

      Historic Canton District Industrial Building

      Former cotton gin with over 14,000 square feet.
      436 W Peace St, Canton, MS 39046
      View Details
    • $495,000

      Historical Canton Square Building

      Investment opportunity in a historical Canton Square building.
      3360 N Liberty St, Canton, MS 39046
      View Details
    • $299,000
      16,241 SF

      Historic Canton Commercial Gem

      Massive Cotton Gin, Endless Potential
      436 Peace St, Canton, MS 39046
      View Details

    FAQs

    What type of property is this?
    Land - 22.22 acres of wooded land in Farmhaven Community.
    Where is this land located?
    The property is located at Pat Luckett Rd Canton, MS.
    What is the asking price?
    The asking price for this property is $110,000.
    What are key features of this property?
    This property features: - 22.22 acre heavily wooded tract; - Located at the corner of Permenter Road and Pat Luckett Road in Farmhaven Community; - Large oaks and pine trees
    (601) 339-1980
    Request Owner's contact information
    Pat Luckett Rd Canton, MS 39046
    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.
    Pat Luckett Rd
    Canton, MS 39046
    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
    Pat Luckett Rd Canton, MS 39046
    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

    We can help!
    Listing Contact
    Denman Ferguson
    (601) 339-1980
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.