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    Virlilia Rd Canton, MS 39046

    Sponsored
    For Sale
    $4,262,500

    LAND - Canton, MS

    Lot size:
    85.25 Acres
    Days on Market:
    186
    Last Refresh:
    Feb 20 at 1:06 pm

    Property Features for Virlilia Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    Unassigned
    Lot size
    85.25 Acres

    Utilities

    Water source
    Public

    We can help!

    Listing Contact
    JP Clark

    JP Clark Realty, LLC (601) 720-1018

    Listing agent JP Clark License #23871

    Listing date Aug 19, 2025

    MLS# 4119342 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

    Canton Land Ready For Development

    This 85-acre parcel is positioned in an area experiencing rapid growth due to the expanding Madison County Mega-Site. The property, located on Virlilia Road, is expected to become the next industrial park in Madison County, Mississippi. It features multiple road frontage locations on Virlilia Road. The possibility to maintain frontage and access to Highway 22 is negotiable, as adjacent land is available for purchase with access offered. Roads connecting to the Madison County Mega-Site are currently under construction and will tie into Virlilia Road directly across from the property. The extension of these roads into this property is highly possible, which could further enhance future development. The area is experiencing growth, new construction, and increasing property values. Preliminary plans are in place to widen Virlilia Road up to a certain point in the near future. This property is suitable for industrial or commercial use. Some neighboring parcels are already zoned for industrial use, suggesting a similar future use for this parcel. The area is undergoing rapid development and expansion.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Industrial land

    Map

    City
    Canton
    County
    Madison
    State
    Mississippi
    Longitude
    -90.078362
    Latitude
    32.604903

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    FAQs

    What type of property is this?
    Industrial land - 85-acre land parcel near Madison County Mega-Site.
    Where is this industrial land located?
    The property is located at Virlilia Rd Canton, MS.
    What is the asking price?
    The asking price for this property is $4,262,500.
    What are key features of this property?
    This property features: - Located directly in the path of growth for the rapidly expanding Madison County Mega-Site.; - Multiple road frontage locations on Virlilia Road.; - Roads to the Madison County Mega-Site are under construction to tie into Virlilia Road directly across from the property.
    (601) 720-1018
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    Virlilia Rd Canton, MS 39046
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    Canton, MS 39046
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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
    Virlilia Rd Canton, MS 39046
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    We can help!
    Listing Contact
    JP Clark
    Real Estate License ID: 23871
    (601) 720-1018
    Learn more
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