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    589 W Simpson Highway 28 Pinola, MS 39149

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    Claim this Listing
    For Sale
    $265,000

    LAND - Pinola, MS

    Lot size:
    20.00 Acres
    Added:
    Aug 20, 2025
    Days on Market:
    262
    Last Refresh:
    May 8 at 2:06 am

    Property Features for 589 W Simpson Highway 28

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    1-0280-33-00000-000-02501
    Lot size
    20.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    20 ACC PT NW1/4 SE1/4 S/O HWY 28 SEC 33-1-2
    Tax Annual Amount
    1454

    Utilities

    Utilities
    Water Available
    Water front
    1

    We can help!

    Listing Contact
    David Belden
    David Belden

    Listing agent David Belden License #B24837

    Listing office Tom Smith Land & Homes 112 Village Blvd., Madison, MS

    Listing date Aug 20, 2025

    MLS# 4123088 Listing URL

    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.

    HighLights

    • 20‑acre property with highway frontage in Simpson County, MS, offering excellent visibility and accessibility
    • Two existing adaptable structures (former school facilities) suitable for commercial, educational, recreational, or residential redevelopment
    • Established power and water connections, minimizing initial setup costs
    • Diverse land composition: 13 acres of wooded area and 7 acres of pastoral land, accommodating various uses
    • Potential to include two residential buildings on 7 acres next door
    • Versatile foundation for commercial, educational, recreational, or residential developments

    Overview

    20 Acres in Simpson County

    This 20-acre property is located in Simpson County, MS. It features two existing structures previously used as educational facilities, offering a versatile foundation for commercial, educational, recreational, or residential developments. The property benefits from significant highway frontage, providing excellent visibility and accessibility suitable for businesses or services that require high traffic exposure. The site is equipped with established power and water connections. The land comprises 13 acres of wooded area and 7 acres of pastoral land, accommodating a range of activities from agricultural pursuits to commercial ventures. The two on-site buildings, formerly school facilities, include substantial indoor space that can be transformed to meet specific needs, such as a community center, private school, corporate training facility, or a residential complex. The property also can include two residential buildings on 7 acres next door. This property is suited for investors and developers seeking a versatile space with potential for high returns.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Schools

    Suggested Use

    Restaurant Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Pinola
    County
    Simpson
    State
    Mississippi
    Longitude
    -89.9875811
    Latitude
    31.7965509

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    FAQs

    What type of property is this?
    School - 20-acre property with highway frontage and versatile development potential.
    Where is this school located?
    The property is located at 589 W Simpson Highway 28 Pinola, MS.
    What is the asking price?
    The asking price for this property is $265,000.
    What are key features of this property?
    This property features: 20‑acre property with highway frontage in Simpson County, MS, offering excellent visibility and accessibility; Two existing adaptable structures (former school facilities) suitable for commercial, educational, recreational, or residential redevelopment; Established power and water connections, minimizing initial setup costs
    (601) 415-3884
    We can help!
    Listing Contact
    David Belden
    David Belden
    Real Estate License ID: B24837
    Learn More
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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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