Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    10010 Rd 412 Philadelphia, MS 39350

    View on Map
    For Sale
    $30,000

    Farm - Philadelphia, MS

    Type:Farm
    Lot size:
    3.00 Acres
    Added:
    Jan 3, 2026
    Days on Market:
    89
    Last Refresh:
    Apr 2 at 10:06 am

    Property Features for 10010 Rd 412

    General Information

    Property type
    Land
    Property subtype
    Farm
    Standard status
    Active
    APN
    09900-30-020.000
    Lot size
    3.00 Acres

    Taxes and HOA fees

    TaxYear
    2025
    TaxAnnualAmount
    0

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Gordon Adkins

    Listing agent Gordon Adkins License #S-60912

    Listing office Stinson Realty 10110 MS-486, Philadelphia, MS

    Listing date Jan 3, 2026

    MLS# 26-4 Listing URL

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

    Overview

    Land Near Neshoba County Fairgrounds

    This property features approximately 3 acres of land situated at the corner of Highway 21 South and County Road 412 in Neshoba County. Located 7 miles from Philadelphia and minutes from the Neshoba County Fair Grounds, the land offers a location suitable for building a home. The property is part of a larger 9-acre parcel being divided into three 3-acre lots, with the option to purchase all 9 acres. Restrictive covenants are in place that prohibit multiple mobile homes. A formal survey will be required to determine the exact property boundaries.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Building Supply Dental Office Big Box & Wholesale Store Spa & Massage Center Gym & Fitness Center Kitchen & Bath Showroom Hotel & Motel Storage Facility HVAC Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Philadelphia
    County
    Neshoba
    State
    Mississippi
    Longitude
    -89.1208
    Latitude
    32.751

    Nearby Similar for Sale

    • $431,600

      70 Acres Vacant Land

      70 acre vacant land for sale in Philadelphia, Mississippi.
      00 Hwy 482, Philadelphia, MS 39350
      View Details
    • $621,600

      296-Acre Timber Investment Property

      Sportsman's paradise with timber investment potential and future development opportunities.
      Rd 2434, Philadelphia, MS 39301
      View Details
    • $150,000

      Philadelphia Commercial Investment Property

      14-acre commercial land near highways 19 and 15.
      999 Herman Alford Memorial Hwy, Philadelphia, MS 39350
      View Details
    • $30,000

      Land Near Neshoba County Fair

      Three acre lot near Philadelphia, MS and fairgrounds.
      Rd 412, Philadelphia, MS 39350
      View Details
    • $30,000

      Land Near Neshoba County Fair

      3 acres of land near Philadelphia and Neshoba County Fair.
      Rd 412, Philadelphia, MS 39350
      View Details
    • $180,000
      40,000 SF

      Layer Farm on 17.5 Acres

      Layer farm with two houses on 17.5 acres.
      12630 Road 147, Philadelphia, MS 39350
      View Details
    • $229,000

      86 Acres of Vacant Land

      86 acre track with wildlife, home sites, and utilities.
      0 Road 418, Philadelphia, MS 39350
      View Details
    • $290,000

      Vacant Land in Philadelphia, MS

      5.9 acres of vacant land available in Philadelphia, Mississippi.
      10330 Road 375, Philadelphia, MS 39350
      View Details
    • $775,000

      Neshoba County Recreational Investment Property

      344-acre recreational and investment property in Neshoba County, MS.
      County Road 1327, Philadelphia, MS 39350
      View Details
    • $350,000

      Vacant Land in Philadelphia, MS

      2.8 acres of vacant land available in Philadelphia, Mississippi.
      10091 County Road 606, Philadelphia, MS 39350
      View Details
    • $5,000,000

      Prime Commercial Land Opportunity

      Expansive 14-acre commercial land parcel in high-traffic area.
      0000 MS-15, Philadelphia, MS 39350
      View Details
    • $299,000

      Prime Commercial Land on MS-25

      29.5 acres of commercial land with high traffic visibility.
      MS-25, Philadelphia, MS 39350
      View Details

    FAQs

    What type of property is this?
    Land - 3-acre lot, 7 miles from Philadelphia, ideal for building.
    Where is this land located?
    The property is located at 10010 Rd 412 Philadelphia, MS.
    What is the asking price?
    The asking price for this property is $30,000.
    What are key features of this property?
    This property features: +/- 3 acre lot suitable for building a home.; Excellent location: only 7 miles from Philadelphia.; Minutes from the Neshoba County Fair Grounds.
    (601) 562-5794
    We can help!
    Listing Contact
    Gordon Adkins
    Real Estate License ID: S-60912
    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

    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!