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    Commercial Land with Highway Frontage Title is generated by Realmo AI

    3193 U.S 49, Florence, MS 39073

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    Claim this Listing
    For Sale
    $95,000

    COMMERCIAL - Florence, MS

    Lot size:
    0.66 Acres
    Added:
    Feb 23, 2026
    Days on Market:
    102
    Last Refresh:
    Jun 5 at 11:06 pm

    Property Features for 3193 U.S 49

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    E04 000009 00000
    Lot size
    0.66 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LOT 75 X 420 IN N2 NW4 W HWY 49 & E RR LESS 2537 SQ FT
    Tax Annual Amount
    196

    Utilities

    Utilities
    Water Available
    Sewer type
    Public Sewer

    We can help!

    Listing Contact
    Chuck L McGee

    Listing agent Chuck L McGee License #B20964

    Listing office McGee Realty Services 2799 US Highway 49S Ste A, Florence, MS

    Listing date Feb 23, 2026

    MLS# 4140210 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.

    HighLights

    • 0.66+/- acre commercial lot with frontage on Highway 49 South
    • Located just south of Florence on the busy Highway 49 corridor with approximately 23,000 vehicles per day
    • Utilities include water available and public sewer
    • Suitable for a range of commercial uses such as retail, office, service, restaurant, or other traffic‑driven businesses

    Overview

    This offering is a commercial land parcel totaling 0.66+/- acres, positioned for straightforward development of a neighborhood-serving business. The property is presented as a high-exposure site along Highway 49 South, suited to a range of commercial concepts such as a retail storefront, office space, a service-based business, or a restaurant and other ventures that benefit from daily visibility.

    The parcel’s key advantage is its placement along the busy Highway 49 corridor just south of Florence, where it benefits from prominent exposure to ongoing passing traffic. Public remarks note approximately 23,000 vehicles per day, emphasizing the site’s day-to-day marketing and customer access potential for businesses designed to capture drive-by attention.

    For tenants and buyers looking to establish or expand a presence, the site’s commercial orientation supports flexible use among common small business categories mentioned in the remarks. Whether the goal is storefront retail, a client-facing office, or a food service concept, this parcel offers a practical setting on a major roadway where signage and visibility can play an important role in customer discovery and footfall.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Food Market HVAC Service Grocery & Convenience Store Discount Store Pet Store Catering Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Florence
    County
    Rankin
    State
    Mississippi
    Longitude
    -90.11851
    Latitude
    32.150578

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    FAQs

    What type of property is this?
    Commercial land - 0.66+/- acre commercial land offering high-visibility frontage on a busy Highway 49 corridor with approximately 23,000 vehicles daily.
    Where is this commercial land located?
    The property is located at 3193 U.S 49 Florence, MS.
    What is the asking price?
    The asking price for this property is $95,000.
    What are key features of this property?
    This property features: 0.66+/- acre commercial lot with frontage on Highway 49 South; Located just south of Florence on the busy Highway 49 corridor with approximately 23,000 vehicles per day; Utilities include water available and public sewer
    (601) 832-4715
    We can help!
    Listing Contact
    Chuck L McGee
    Real Estate License ID: B20964
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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
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