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    2487 Highway 49 Florence, MS 39073
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    2487 Highway 49 Florence, MS 39073

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    • Commercial land
    • 897,771 SF
    For Sale
    $2,250,000
    View Listing →
    Prime Commercial Land on Highway For Sale
    $2,250,000
    897,771 SF

    Prime Commercial Land on Highway

    20.61-acre C3-zoned property on Highway 49 in Florence, MS.

    2487 Highway 49, Florence, MS 39073
    View Listing
    Property ID
    US50-0163095
    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 land

    Property Details for 2487 Highway 49

    Property size
    897,771 SF
    Property type
    Commercial land
    Property subtype
    Shopping centers

    Description

    Located on the thriving Hwy 49 corridor in the rapidly growing Florence, MS area, this prime 20.61-acre C3-zoned property offers unparalleled exposure and business potential. Situated on the southbound side of one of the busiest highways in the region, this expansive tract provides nearly 900,000 sq ... uare feet of opportunity. With high traffic flow and increasing development in the area, this site is ideal for a wide variety of commercial ventures, including a shopping center, truck stop, or restaurants. The property also features a railroad at the back, opening up additional possibilities for logistics and transport-based businesses. Accessible just past the Gunter Road exit, this property is perfectly positioned for growth in an up-and-coming area that invites you to imagine and build something amazing!

    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
    Florence
    County
    Rankin
    State
    Mississippi
    Longitude
    -90.1333203
    Latitude
    32.1729977

    Comparable in this City

    • Contact for pricing
      897,771 SF

      Prime Commercial Land on Highway

      20.61-acre C3-zoned property on Highway 49 in Florence, MS.
      2487 Highway 49, Florence, MS 39073
      View Details
    • $95,000
      0.66 Acres

      Highway Frontage Commercial Land

      Prime commercial land with high visibility on Highway 49.
      3193 S 49 Pl, Florence, MS 39073
      View Details
    • Contact for pricing

      Commercial Lot on Hwy 49

      Commercial lot with traffic light access on Hwy 49.
      9 Revelation Dr Unit, Florence, MS 39073
      View Details
    • $800,000
      1.44 Acres

      Commercial Land on Highway 49

      Prime corner lot with high visibility on Highway 49.
      1114 Gunter Rd, Florence, MS 39073
      View Details
    • $1,060,000
      2.17 Acres

      Prime Corner Commercial Lots

      High-visibility commercial land at a signalized intersection in Florence, MS.
      1110 Gunter Rd, Florence, MS 39073
      View Details
    • Contact for pricing

      Undeveloped Commercial Lot in Florence

      7.95 acre commercial lot with highway frontage in Florence, MS.
      Florence Dr, Florence, MS 39073
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      897,771 SF

      Prime Commercial Land on Highway

      20.61-acre C3-zoned property on Highway 49 in Florence, MS.
      2487 Highway 49, Florence, MS 39073
      View Details
    • $95,000
      0.66 Acres

      Highway Frontage Commercial Land

      Prime commercial land with high visibility on Highway 49.
      3193 S 49 Pl, Florence, MS 39073
      View Details
    • Contact for pricing

      Commercial Lot on Hwy 49

      Commercial lot with traffic light access on Hwy 49.
      9 Revelation Dr Unit, Florence, MS 39073
      View Details
    • $800,000
      1.44 Acres

      Commercial Land on Highway 49

      Prime corner lot with high visibility on Highway 49.
      1114 Gunter Rd, Florence, MS 39073
      View Details
    • $1,060,000
      2.17 Acres

      Prime Corner Commercial Lots

      High-visibility commercial land at a signalized intersection in Florence, MS.
      1110 Gunter Rd, Florence, MS 39073
      View Details
    • Contact for pricing
      79,715 SF

      Prime Commercial Land For Sale

      1.83-acre corner parcel with high visibility and accessibility.
      118 Cross Park Dr, Florence, MS 39073
      View Details

    Similar Nearby for Lease

    • $10 SF/Yr
      6,000 SF

      Florence Retail Center - Highway 49

      Prime Retail Space, Multiple Units Available
      2785 Us 49, Florence, MS 39073
      View Details
    • $6,000 /Mo
      6,000 SF

      Retail Building on Highway 49

      Freestanding retail building with high visibility in Florence, Mississippi.
      2851 Us 49, Florence, MS 39073
      View Details
    View Listing
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    Florence, MS 39073
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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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