Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Vacant Lot Near Downtown Title is generated by Realmo AI

    504 N Union St, Natchez, MS 39120

    View on Map
    Claim this Listing
    For Sale
    $35,000

    Large vacant lot downtown, near the river and amenities.

    Type:Land
    Added:
    Apr 7, 2026
    Days on Market:
    56
    Last Refresh:
    May 19 at 10:38 pm

    Property Features for 504 N Union St

    General Information

    Standard status
    Active
    Property subtype
    Land

    We can help!

    Listing Contact
    Jim E Smith

    Listing agent Jim E Smith

    Listing office Stedman Ulmer Properties

    Listing date Apr 7, 2026

    Source Exprealty

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Stedman Ulmer Properties

    HighLights

    • Large vacant lot in downtown Natchez
    • Rare opportunity to own land in this desirable area
    • Close proximity to the Mississippi River
    • Walking distance to downtown shopping
    • Walking distance to downtown restaurants
    • Downtown location

    Overview

    This is a rare, large vacant lot located in downtown Natchez, Mississippi. The property is situated just blocks from the riverfront, as well as downtown shopping and restaurants.
    Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Real Estate Agency Law Firm Spa & Massage Center Restaurant Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Natchez
    County
    Adams
    State
    Mississippi
    Longitude
    -91.398204
    Latitude
    31.56287

    Nearby Similar for Sale

    • $2,355,000
      24,060 SF

      Natchez Commercial Property For Sale

      Two office buildings on 3.44 acres with flexible spaces.
      131 Jefferson Davis Boulevard, Natchez, MS 39120
      View Details
    • $275,000
      4,583 SF

      Natchez Medical Facility For Sale

      Over 4,500 SF commercial building in Natchez, Mississippi.
      500 N Martin Luther King Street, Natchez, MS 39120
      View Details
    • $125,000
      1,614 SF

      Commercial Property in Natchez, MS

      Commercial property with 1614 square feet on 0.3 acres.
      104 Homochitto Street, Natchez, MS 39120
      View Details
    • $6,500,000
      3,529 SF

      Turnkey Car Wash Package Sale

      Two car wash locations sold as a package in Natchez, MS.
      273 John R Junkin Drive, Natchez, MS 39120
      View Details
    • $495,000
      9,500 SF

      Historic Natchez Office Building

      Two-story commercial building in downtown Natchez with investment potential.
      126 S Commerce Street, Natchez, MS 39120
      View Details
    • $375,000
      6,780 SF

      Natchez Commercial Building For Sale

      Commercial building in high-visibility area with reliable tenants.
      55 E Franklin Street lot: B, Natchez, MS 39120
      View Details
    • $225,000
      3,750 SF

      Commercial Building with Potential Uses

      Commercial building with potential for various uses in Natchez, MS.
      335 Lower Woodville Road, Natchez, MS 39120
      View Details
    • $210,000
      3,204 SF

      Commercial Building with High Potential

      Spacious brick building in high-traffic area, suitable for various uses.
      329 Lower Woodville Road, Natchez, MS 39120
      View Details
    • $495,000

      Prime Commercial Lot on Junkin

      High-traffic lot with potential for various commercial uses.
      465 John R Junkin Drive, Natchez, MS 39120
      View Details
    • $1,800
      1,600 SF

      Versatile Commercial Space in Natchez

      Adaptable 1,600 sq ft space suitable for various businesses.
      151 Jefferson Davis Boulevard, Natchez, MS 39120
      View Details
    • $135,000
      1,280 SF

      Commercial Building in High Traffic Area

      Metal building with easy access and parking in Natchez.
      327 Lower Woodville Road, Natchez, MS 39120
      View Details
    • $875,000
      4,400 SF

      Downtown Natchez Mixed-Use Opportunity

      Two-story historical building in downtown Natchez with commercial and residential potential.
      433 Main Street, Natchez, MS 39120
      View Details

    FAQs

    What type of property is this?
    Commercial land - Large vacant lot downtown, near the river and amenities.
    Where is this commercial land located?
    The property is located at 504 N Union St Natchez, MS.
    What is the asking price?
    The asking price for this property is $35,000.
    What are key features of this property?
    This property features: Large vacant lot in downtown Natchez; Rare opportunity to own land in this desirable area; Close proximity to the Mississippi River
    (601) 870-8330
    We can help!
    Listing Contact
    Jim E Smith
    Learn More
    Request Owner's contact information
    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.
    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
    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

    Thank You for Inquiry
    504 N Union St, Natchez, MS
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!