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    Natchez Commercial Acreage on Highway Title is generated by Realmo AI

    0 HWY 84 Lot 1, Natchez, MS 39120

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    Claim this Listing
    For Sale
    $760,000

    Commercial - Natchez, MS

    Lot size:
    63.00 Acres
    Added:
    Jul 15, 2023
    Days on Market:
    1047
    Last Refresh:
    May 26 at 7:06 am

    Property Features for 0 HWY 84 Lot 1

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Parking features
    Garage
    Standard status
    Active
    APN
    39-201-2 & 39-201-5
    Lot size
    63.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Jimmy Riley

    Listing agent Jimmy Riley

    Listing office National Land Realty, Gulf Coast 9 N. Conception St., Mobile, MS

    Listing date Jul 15, 2023

    MLS# 11253853 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime commercial acreage at the intersection of HWY 84W & 61N.
    • Two tracts included in the sale: 37 acres and 26 acres.
    • The 37‑acre tract is suitable for any commercial business.
    • Both tracts have access to all utilities.
    • Potential for multi‑family development on both tracts.
    • Nearby franchises include Tractor Supply, John Deere, Caterpillar, Natchez Cycle Supply, and Dollar General.

    Overview

    This commercial acreage in Natchez, MS, consists of two tracts, one of 37 acres and another of 26 acres, totaling 63 acres. Located at the intersection of HWY 84W and 61N, the land is heavily timbered with a mix of mature hardwood and pine. The 37-acre tract is suitable for any commercial business, while the 26-acre tract, bordering an existing neighborhood, is suited for light commercial or residential use. Potential uses for both tracts include multi-family development. Nearby franchises include Tractor Supply, John Deere, Caterpillar, Natchez Cycle Supply, and Dollar General. Both tracts have access to all utilities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Map

    City
    Natchez
    County
    Adams
    State
    Mississippi
    Longitude
    -91.345798
    Latitude
    31.565406

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    FAQs

    What type of property is this?
    Commercial land - Prime commercial acreage at intersection of HWY 84W & 61N.
    Where is this commercial land located?
    The property is located at 0 HWY 84 Lot 1 Natchez, MS.
    What is the asking price?
    The asking price for this property is $760,000.
    What are key features of this property?
    This property features: Prime commercial acreage at the intersection of HWY 84W & 61N.; Two tracts included in the sale: 37 acres and 26 acres.; The 37‑acre tract is suitable for any commercial business.
    (601) 431-2002
    We can help!
    Listing Contact
    Jimmy Riley
    Request Owner's contact information
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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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