Mixed-Use Property With Event
New
For Sale
$1,100,000
3425 N Liberty Street, Canton, MS 39046
Commercial Sale, Canton, MS
Property Size11,000 SF
Lot Size0.46 Acres
Price / SF$100
Days on Market1
Property Features for 3425 N Liberty Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
General Commercial
Subdivision
Metes And Bounds
Lot features
Corner Lot, Open Lot, Corner Lot, Open Lot
Standard status
Active
APN
093d-18c-032-00-00
Size
11,000 SF
Lot size
0.46 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LOT FRONT 135 FT ON W/S N LIBERTY ST OUT OF LOTS 48 & 50 N LIBERTY ST -.56 ACC-
Tax Annual Amount
8130
Legal Description
LOT FRONT 135 FT ON W/S N LIBERTY ST OUT OF LOTS 48 & 50 N LIBERTY ST -.56 ACC-
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1978
Floors in Building
1
Listing Agency:
Keller Williams · Keller Williams Realty
(601) 977-9411
Listed By:
Maurice Goree · License #S56972
(662) 397-3515
Added: Sep 4
Last Checked: Sep 4 at 11:06PM
MLS# 4161446
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.
Investment Insights
Based on property information with market context.
This mixed-use commercial property at 3425 N Liberty Street in Canton, Mississippi, contains approximately 11,000 square feet on approximately 0.46 acres. Built in 1978, the property is currently occupied by four businesses and includes an event center used for small gatherings, meetings, celebrations, parties, and other special events. The configuration supports multiple commercial operations within one asset, with an existing venue component that is rented for private functions.
The property is located near downtown Canton in Madison County, with public water and public sewer service. Its existing mix of business spaces and event-oriented use provides a functional base for continued commercial occupancy, subject to applicable approvals and site requirements.
The property is located near downtown Canton in Madison County, with public water and public sewer service. Its existing mix of business spaces and event-oriented use provides a functional base for continued commercial occupancy, subject to applicable approvals and site requirements.
Key Highlights
- Approximately 11,000 square feet of mixed‑use commercial space
- Approximately 0.46 acres in Canton, Mississippi
- Four businesses currently operate at the property
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$74,250
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.75%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,485,000
$1.5M
Cap Rate 7%
$1,060,714
$1.1M
Cap Rate 9%
$825,000
$825.0K
Market Conditions
NOI Build-Up for 11,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$132.0K $12.00/SF
− Vacancy
−$13.2K −$1.20/SF
EGI
$118.8K $10.80/SF
− OpEx
−$44.6K −$4.05/SF
NOI
$74.3K $6.75/SF
Area
Madison County, MS
Vacancy
10.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,485,000
Cap Rate 7%
$1,060,714
Cap Rate 9%
$825,000
Alternative Uses
Best Use
Mixed Use
$1.06M
$928.1K – $1.24M
NOI $74,250 @ 7.0% cap · market cap 6.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.39M
$2.10M – $2.79M
NOI $167,619 @ 7.0% cap · market cap 15.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
450
Businesses Nearby
Explore this area
Business Placement
Demographics for 39046, MS
27,866
Population
12,909
Households
2.2
Avg Household Size
37
Median Age
29%
College-Educated
83%
High-School Grad
311.8 sq mi
ZIP Area
89
Density / Sq Mi
$48,288
Median Household Income
$33,879
Median Earnings
$879
Median Rent
$210,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-tenant commercial space includes an event venue and established business activity near downtown Canton.
Where is this mixed-use property located?
The property is located at 3425 N Liberty Street Canton, 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: Approximately 11,000 square feet of mixed‑use commercial space; Approximately 0.46 acres in Canton, Mississippi; Four businesses currently operate at the property
