# 319 W Canal, Picayune, MS 39466

> **TL;DR:** commercial, $269,000 ($127/sqft), 2,120 sqft. Est. $1,438/mo. Listed 44 days.

## Property at a Glance

| Attribute | Value |
|-----------|-------|
| Price | $269,000 |
| Price/sqft | $127 |
| Square Feet | 2,120 |
| Lot Size | 17,424 sqft (0.40 acres) |
| Property Type | Commercial (Other) |
| Status | Active |
| Days on Market | 44 |

## Estimated Monthly Costs

| Category | Amount |
|----------|--------|
| Principal & Interest (20% down, 30-year at 6.5%) | $1,360 |
| Estimated Insurance | $78 |
| **Total** | **$1,438** |

## Property Highlights

- 0.40 acre lot

## Description

### Agent Description
Step into history and unlock endless possibilities! Nestled in the heart of Downtown Picayune on bustling Main Street, this stunning 1920 landmark is zoned C-2 Commercial and offers incredible flexibility for entrepreneurs, investors, or anyone dreaming of a one-of-a-kind business location. Rich in character, the property showcases high ceilings, original wood floors, oversized rooms, abundant natural light, and a wraparound porch that creates timeless Southern charm. This spacious layout easily adapts to a boutique, retail shop, office, restaurant, caf, wedding venue, salon, professional services, gallery, or mixed-use concept. High visibility, excellent road frontage, and ample parking make this a prime location for attracting customers. Whether you're expanding your business, launching a new venture, or investing in a unique commercial property, this historic gem offers unmatched charm, location, and opportunity.

## Location

- **Address:** 319 W Canal, Picayune, MS 39466
- **County:** Pearl River
- **Coordinates:** 30.5264292, -89.6838429
- **Google Maps:** https://www.google.com/maps?q=30.5264292,-89.6838429

## Virtual Tour & Media

- **Video Tour:** tour.usamls.net/319-W-Canal-Picayune-MS-39466/unbranded

## Listing Agent

- **Name:** Devin Smith
- **Brokerage:** The Smith Group Realty
- **Phone:** 6013472641
- **Broker Phone:** 7692420400
- **Listing URL:** [View original listing](https://listings.listhub.net/pages/PRCMLSMS/189165/?channel=propsimple)

## Photos

![319 W Canal - Photo 1](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2780441326r.jpg)

![319 W Canal - Photo 2](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f3986996537r.jpg)

![319 W Canal - Photo 3](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f1224637111r.jpg)

![319 W Canal - Photo 4](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f787989713r.jpg)

![319 W Canal - Photo 5](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2191164251r.jpg)

![319 W Canal - Photo 6](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2554570304r.jpg)

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![319 W Canal - Photo 9](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2568259941r.jpg)

![319 W Canal - Photo 10](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f498348401r.jpg)

![319 W Canal - Photo 11](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f3005371098r.jpg)

![319 W Canal - Photo 12](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2185368186r.jpg)

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![319 W Canal - Photo 16](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f1906674494r.jpg)

![319 W Canal - Photo 17](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2426301591r.jpg)

![319 W Canal - Photo 18](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f879600849r.jpg)

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![319 W Canal - Photo 21](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f3357622139r.jpg)

![319 W Canal - Photo 22](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f4194668413r.jpg)

![319 W Canal - Photo 23](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f1587532842r.jpg)

![319 W Canal - Photo 24](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f93157724r.jpg)

![319 W Canal - Photo 25](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f657659553r.jpg)

![319 W Canal - Photo 26](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f9104360r.jpg)

![319 W Canal - Photo 27](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2420136488r.jpg)

![319 W Canal - Photo 28](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2748294693r.jpg)

![319 W Canal - Photo 29](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f3121847386r.jpg)

![319 W Canal - Photo 30](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f112005775r.jpg)

![319 W Canal - Photo 31](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2649835488r.jpg)

![319 W Canal - Photo 32](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f1005890872r.jpg)

![319 W Canal - Photo 33](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f377182458r.jpg)

![319 W Canal - Photo 34](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f3501699423r.jpg)

![319 W Canal - Photo 35](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2469885511r.jpg)

![319 W Canal - Photo 36](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f1310185964r.jpg)

![319 W Canal - Photo 37](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f3535179360r.jpg)

![319 W Canal - Photo 38](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f3887001581r.jpg)

![319 W Canal - Photo 39](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2495247923r.jpg)

![319 W Canal - Photo 40](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f1896345193r.jpg)

![319 W Canal - Photo 41](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f4045522463r.jpg)

![319 W Canal - Photo 42](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f614066319r.jpg)

![319 W Canal - Photo 43](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f8732310r.jpg)

![319 W Canal - Photo 44](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2438420711r.jpg)

![319 W Canal - Photo 45](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f443681741r.jpg)

![319 W Canal - Photo 46](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f3164524196r.jpg)

![319 W Canal - Photo 47](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f2150281988r.jpg)

![319 W Canal - Photo 48](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f1813332298r.jpg)

![319 W Canal - Photo 49](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f470001969r.jpg)

![319 W Canal - Photo 50](http://lh.rdcpix.com/37696010c5013d6bb6563ff7df146cb2l-f969533944r.jpg)

---

**MLS#:** 189165 | **Updated:** 2026-09-03
**Source:** listhub

*Copyright © 2026 Pearl River County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.*

[View on PropertySimple](https://www.propertysimple.ai/listing/319-w-canal-picayune-ms-39466-s189165)

---

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}
```