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    18321 Highway 49 Saucier, MS 39574
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    Property profile & analytics

    18321 Highway 49, Saucier, MS 39574

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    • Commercial real estate
    Off-Market
    Property ID
    US50-0711105
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Commercial real estate

    Property Details for 18321 Highway 49

    Property type
    Commercial real estate

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Oct 6, 2022 — High Tide Plumbing LLC Greg Williams Warranty Deed —

    Description

    This exceptional 1.3-acre commercial land parcel, located at 18321 Highway 49 in Saucier, Mississippi, presents a remarkable opportunity for business development. Priced at $250,000, this property boasts a prime location with exceptional visibility and high traffic volume. Situated in Saucier, MS, zip code 39574, the land benefits from a daily traffic count exceeding 12,000 vehicles, ensuring significant exposure for any commercial venture. The property's convenient access to Highway 49 guarantees easy accessibility for customers and employees. This is an ideal site for a variety of commercial uses, offering the potential for substantial return on investment. The property is classified as commercial land and is ready for development. Its strategic location and high traffic volume make it an attractive proposition for businesses seeking maximum visibility and accessibility. The coordinates for this property are latitude 30.5523395 and longitude -89.1214145. Serious inquiries are encouraged to explore the possibilities of establishing a thriving business at this exceptional location. Don't miss this chance to secure a prime commercial property in a high-traffic area.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Saucier
    County
    Harrison
    State
    Mississippi
    Longitude
    -89.1214145
    Latitude
    30.5523395

    Comparable in this City

    • $170,000
      2.80 Acres

      Highway 49 Commercial Land

      2.8 acres of commercially zoned land with high visibility.
      E Adams Rd, Saucier, MS 39574
      View Details
    • $170,000
      26.70 Acres

      Land with Development Potential

      Two parcels of land in Saucier, MS, with road frontage.
      Mark Dr, Saucier, MS 39574
      View Details
    • $170,000
      Pending

      9.3 Acres Wooded Land

      Wooded 9.3-acre property bordering De Soto National Forest.
      25079 Ramsey Rd, Saucier, MS 39574
      View Details
    • $140,600
      7.03 Acres

      Saucier Land in Hidden Creek

      7.03 acre lot in Hidden Creek Estates.
      Nhn Bethel Rd, Saucier, MS 39574
      View Details
    • New
      $119,900
      3.30 Acres

      Land Parcel in Saucier, MS

      3.3-acre parcel ready for your dream home.
      Blackwell Farm Rd, Saucier, MS 39574
      View Details
    • $115,000
      5.74 Acres

      Land in Hidden Creek Estates

      5.74 acre lot near Biloxi beaches and amenities.
      Nhn Ramsey Rd, Saucier, MS 39574
      View Details

    Similar Nearby for Sale

    • $199,999
      653,400 SF

      Saucier Land For Sale

      10 acre property suitable for hunting, development, or recreation.
      2771 East Mchenry Rd, Saucier, MS 39574
      View Details
    • New
      $230,000
      Pending

      Wooded Acreage in North Harrison

      23+/- acres in Saucier, MS, for building or subdividing.
      Henry House Rd, Saucier, MS 39574
      View Details
    • $75,000
      Pending

      Saucier Land for Country Living

      5.1+/- acre property near Highway 53, 15 minutes from Gulfport.
      19144 Cemetery Rd, Saucier, MS 39574
      View Details
    • $170,000
      2.80 Acres

      Highway 49 Commercial Land

      2.8 acres of commercially zoned land with high visibility.
      E Adams Rd, Saucier, MS 39574
      View Details
    • $170,000
      26.70 Acres

      Land with Development Potential

      Two parcels of land in Saucier, MS, with road frontage.
      Mark Dr, Saucier, MS 39574
      View Details
    • $170,000
      Pending

      9.3 Acres Wooded Land

      Wooded 9.3-acre property bordering De Soto National Forest.
      25079 Ramsey Rd, Saucier, MS 39574
      View Details
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    Saucier, MS 39574
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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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