Warehouse Complex With Grain
For Sale
$210,000
206 E Prentiss St, Baldwyn, MS 38824
Commercial Sale, Baldwyn, MS
Property Size1,645 SF
Lot Size1.70 Acres
Price / SF$127.66
Days on Market144
Property Features for 206 E Prentiss St
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Go to downtown Baldwyn. Drive east on Prentiss Street and the grain bins will be straight ahead before you see the railroad track. Or you can drive east on Clayton Street and the grain bins will be on your left (north) right before you get to the railroad track.
Subdivision
Prentiss County
Standard status
Active
Size
1,645 SF
Lot size
1.70 Acres
Taxes and HOA fees
Tax Description
3 parcels in the SE 1/4 of the SE 1/4 of Section 35, Township 6, Range 6
Tax Annual Amount
1050
Legal Description
3 parcels in the SE 1/4 of the SE 1/4 of Section 35, Township 6, Range 6
Utilities
Heating system
Space Heater
Building Details
Year built
1980
Floors in Building
1
Flooring type
Concrete
Building materials
Wood/Vinyl Siding
Listing Agency:
COLDWELL BANKER SOUTHERN REAL ESTATE · Coldwell Banker Real Estate
(662) 620-2232
Listed By:
DUKE LODEN · License #B-13789
(662) 620-2214
Added: Apr 24
Changed: Aug 19
Last Checked: Sep 14 at 4:06AM
MLS# 26-1471
Copyright © 2026 Northeast Mississippi 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.
Investment Insights
Based on property information with market context.
This warehouse property comprises three parcels totaling approximately 1.7 acres, with improvements originally constructed in 1980. The site includes two metal sheds, 10 grain storage bins, and an office expanded to approximately 525 square feet with vinyl siding and a sloped metal roof. The shed, utility buildings, and office totaled 1,645 square feet when originally constructed. Bin capacities range from 4,000 to 36,480 cubic feet, with combined capacity of approximately 151,392 cubic feet. Two truck scales remain operational.
The parcels sit north of East Clayton Street along the Kansas City Southern Railroad. The property provides 82 feet of frontage on East Clayton Street, and a gravel road easement appears to connect with North Second Avenue and Prentiss Street. Concrete flooring and space-heater service are noted among the existing improvements.
The parcels sit north of East Clayton Street along the Kansas City Southern Railroad. The property provides 82 feet of frontage on East Clayton Street, and a gravel road easement appears to connect with North Second Avenue and Prentiss Street. Concrete flooring and space-heater service are noted among the existing improvements.
Key Highlights
- Approximately 1.7 acres across three parcels
- 10 grain storage bins with approximately 151,392 cubic feet of total capacity
- Two operational truck scales
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
$12,354
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
5.88%
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%
$247,080
$247.1K
Cap Rate 7%
$176,486
$176.5K
Cap Rate 9%
$137,267
$137.3K
Market Conditions
NOI Build-Up for 1,645 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
$15.6K $9.48/SF
− Vacancy
−$1.1K −$0.64/SF
EGI
$14.5K $8.84/SF
− OpEx
−$2.2K −$1.33/SF
NOI
$12.4K $7.51/SF
Area
Lee County, MS
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$247,080
Cap Rate 7%
$176,486
Cap Rate 9%
$137,267
Alternative Uses
Best Use
Warehouse
$176.5K
$154.4K – $205.9K
NOI $12,354 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$308.9K
$270.3K – $360.4K
NOI $21,626 @ 7.0% cap · market cap 10.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
185
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 38824, MS
7,788
Population
3,642
Households
2.1
Avg Household Size
42
Median Age
13%
College-Educated
80%
High-School Grad
146.8 sq mi
ZIP Area
53
Density / Sq Mi
$46,753
Median Household Income
$36,482
Median Earnings
$598
Median Rent
$94,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in South region
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Similar Off Market Nearby
- Big Lenny’s Storage-Baldwyn — 205 E Clayton St, Baldwyn, MS 38824
- Iron Storage — 221 5th St, Baldwyn, MS 38824
- Baldwyn Grains — 206 Prentiss St, Baldwyn, MS 38824
Frequently Asked Questions
What type of property is this?
Warehouse - Former grain storage facility with multiple metal sheds, storage bins, truck scales, and an expanded office component.
Where is this warehouse located?
The property is located at 206 E Prentiss St Baldwyn, MS.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: Approximately 1.7 acres across three parcels; 10 grain storage bins with approximately 151,392 cubic feet of total capacity; Two operational truck scales
