Waterfront Land with
For Sale
$1,175,000
1454 Livingston Vernon Road, Flora, MS 39071
Land, Flora, MS
Property Size5,092 SF
Lot Size29.60 Acres
Price / SF$230.75
Days on Market157
Property Features for 1454 Livingston Vernon Road
General Information
Property type
Land
Property subtype
Other
Subdivision
Metes And Bounds
Lot features
Farm, Fenced, Views, Farm, Fenced, Views
Standard status
Active
APN
051a-01-001-02-00
Lot size
29.60 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
29.6 Acres +/-
Tax Annual Amount
2308
Legal Description
29.6 Acres +/-
Utilities
Water source
Public
Water front features
Lake
Water front
1
Listing Agency:
Hopper Properties
(601) 724-1435
Listed By:
Shane Saxton · License #S53519
(601) 540-5040
Added: Mar 31
Changed: Sep 2
Last Checked: Sep 3 at 10:06AM
MLS# 4144289
Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This waterfront property includes a Morton-built barndominium as the main residence along with a separate guest house. The main home features 2 bedrooms and 2.5 bathrooms and is described as 3,799 square feet, with large windows designed to take in lake views and a wraparound porch. A gated entrance and long driveway lead into the property. The guest house is described as 1,293 square feet and includes 2 bedrooms and 2 bathrooms, plus a full kitchen and living area.
Two private lakes anchor the setting, with cypress trees used to accent the lakes. The land is presented as equipped for livestock or horses, including a pole barn, run-out sheds, an equipment shed, a corral, and multiple paddocks, along with several potential homesites and an existing house pad.
Located in Madison County near Flora, Livingston, and Madison, this property is offered for sale as a self-contained compound concept with both residential improvements and on-site facilities for animals.
Two private lakes anchor the setting, with cypress trees used to accent the lakes. The land is presented as equipped for livestock or horses, including a pole barn, run-out sheds, an equipment shed, a corral, and multiple paddocks, along with several potential homesites and an existing house pad.
Located in Madison County near Flora, Livingston, and Madison, this property is offered for sale as a self-contained compound concept with both residential improvements and on-site facilities for animals.
Key Highlights
- Morton‑built 3,799 SF barndominium on approx. 29.6 acres with waterfront views
- Two private lakes on the property, plus hand‑planted cypress trees around the lakes
- Home features 2 bedrooms and 2.5 bathrooms, with large windows overlooking the lakes and a wraparound porch
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$41,789
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.56%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$835,780
$835.8K
Cap Rate 7%
$596,986
$597.0K
Cap Rate 9%
$464,322
$464.3K
Market Conditions
NOI Build-Up for 5,092 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$80.7K $15.84/SF
− Vacancy
−$4.7K −$0.92/SF
EGI
$76.0K $14.92/SF
− OpEx
−$34.2K −$6.71/SF
NOI
$41.8K $8.21/SF
Area
Madison County, MS
Vacancy
5.80%
Lease Rate
$15.84 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$835,780
Cap Rate 7%
$596,986
Cap Rate 9%
$464,322
Alternative Uses
Best Use
Apartment 5plus
$597.0K
$522.4K – $696.5K
NOI $41,789 @ 7.0% cap · market cap 3.56%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.11M
$969.9K – $1.29M
NOI $77,592 @ 7.0% cap · market cap 6.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 39071, MS
5,674
Population
2,874
Households
2
Avg Household Size
43
Median Age
36%
College-Educated
93%
High-School Grad
109.5 sq mi
ZIP Area
52
Density / Sq Mi
$64,244
Median Household Income
$46,155
Median Earnings
$624
Median Rent
$268,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Waterfront Land - Private waterfront retreat with two lakes, a barndominium main home, and a separate guest house on acreage in Madison County.
Where is this waterfront land located?
The property is located at 1454 Livingston Vernon Road Flora, MS.
What is the asking price?
The asking price for this property is $1,175,000.
What are key features of this property?
This property features: Morton‑built 3,799 SF barndominium on approx. 29.6 acres with waterfront views; Two private lakes on the property, plus hand‑planted cypress trees around the lakes; Home features 2 bedrooms and 2.5 bathrooms, with large windows overlooking the lakes and a wraparound porch
