Highway 80 Storefront
For Sale
$1,720,000
451 Highway 80, Clinton, MS 39056
Commercial Sale, Clinton, MS
Property Size18,300 SF
Lot Size1.48 Acres
Price / SF$93.99
Days on Market382
Property Features for 451 Highway 80
General Information
Property type
Commercial Sale
Property subtype
Retail
Directions
Clinton, MS to Hwy. 80. Right pass Newks on the main drive.
Standard status
Active
APN
2861-0249-002
Size
18,300 SF
Lot size
1.48 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
BEG 345 FT W & 8.1 FT N NE COR NW 1/4 SE 1/4 WLY 181.3 FT SLY 273.68 FT ELY 179.72 FT NLY 288.16 FT TO POB IN SEC 29 T6 R1W CITY OF CLINTON
Tax Annual Amount
14047
Legal Description
BEG 345 FT W & 8.1 FT N NE COR NW 1/4 SE 1/4 WLY 181.3 FT SLY 273.68 FT ELY 179.72 FT NLY 288.16 FT TO POB IN SEC 29 T6 R1W CITY OF CLINTON
Building Details
Year built
1972
Listing Agency:
eXp Realty
(601) 455-0101
Listed By:
Jeffrey Dillon · License #B-18954
(601) 502-4693
Added: Aug 16, 2025
Changed: Sep 1
Last Checked: Sep 1 at 4:06PM
MLS# 4122754
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 storefront property contains an 18,300-square-foot building on a 1.48-acre site. Constructed in 1972, the improvements are suited to retail, storage, or warehousing applications, with redevelopment also identified as a potential direction for the property.
The site is located at 451 Highway 80 in Clinton, Mississippi, with direct exposure to the Highway 80 corridor. A reported traffic count of approximately 21,000 annual daily vehicles places the property along an active commercial route. The location is in Hinds County and carries a Clinton, MS 39056 address.
The site is located at 451 Highway 80 in Clinton, Mississippi, with direct exposure to the Highway 80 corridor. A reported traffic count of approximately 21,000 annual daily vehicles places the property along an active commercial route. The location is in Hinds County and carries a Clinton, MS 39056 address.
Key Highlights
- 18,300‑square‑foot building on a 1.48‑acre site
- Located at 451 Highway 80, Clinton, MS 39056
- Reported traffic count of +/- 21,000 annual daily traffic
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
$138,348
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
8.04%
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%
$2,766,960
$2.8M
Cap Rate 7%
$1,976,400
$2.0M
Cap Rate 9%
$1,537,200
$1.5M
Market Conditions
NOI Build-Up for 18,300 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
$219.6K $12.00/SF
− Vacancy
−$22.0K −$1.20/SF
EGI
$197.6K $10.80/SF
− OpEx
−$59.3K −$3.24/SF
NOI
$138.3K $7.56/SF
Area
Hinds County, MS
Vacancy
10.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,766,960
Cap Rate 7%
$1,976,400
Cap Rate 9%
$1,537,200
Alternative Uses
Best Use
Retail
$1.98M
$1.73M – $2.31M
NOI $138,348 @ 7.0% cap · market cap 8.04%
Second Best
Warehouse
$1.96M
$1.72M – $2.29M
NOI $137,434 @ 7.0% cap · market cap 7.99%
Theoretical Best
Hotel Hospitality
$124.31M
$108.77M – $145.03M
NOI $8,701,976 @ 7.0% cap · market cap 505.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
21,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
673
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 39056, MS
27,346
Population
11,334
Households
2.4
Avg Household Size
38
Median Age
48%
College-Educated
94%
High-School Grad
54.2 sq mi
ZIP Area
505
Density / Sq Mi
$71,864
Median Household Income
$46,577
Median Earnings
$1,135
Median Rent
$220,700
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Kroger Floral — 107 US-80, Clinton, MS 39056
- Olive Branch — 449 US-80, Clinton, MS 39056
Frequently Asked Questions
What type of property is this?
Storefront property - Existing improvements support retail, storage, or warehouse use.
Where is this storefront property located?
The property is located at 451 Highway 80 Clinton, MS.
What is the asking price?
The asking price for this property is $1,720,000.
What are key features of this property?
This property features: 18,300‑square‑foot building on a 1.48‑acre site; Located at 451 Highway 80, Clinton, MS 39056; Reported traffic count of +/- 21,000 annual daily traffic
