Building Details

Floors in Building 1

Listing Agency: TM REALTORS t***@tmhomes.com Show Phone

Listed By: Meredith Martin ABR,AHWD,C2EX · License #S-50834 Show Phone

Added: May 14 Changed: Aug 19 Last Checked: Aug 25 at 2:06AM

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MLS# 26-1725

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 sale includes a residential home on 1.8 acres with an attached two-car carport and a large 20x30 shop. The home offers four bedrooms and three full bathrooms, with two bedrooms and full baths on the first floor. Additional living space includes large windows overlooking the acreage and a sunroom overlooking the backyard, along with two dining areas and a kitchen featuring stainless steel appliances.

A fully finished basement level adds two more bedrooms and includes its own entrance, a fireplace, and a separate living area. The property also notes abundant storage throughout.

Located near the mall area in Saltillo with access to Tupelo schools, the home is set at the end of a dead-end road while still described as being only seconds from town. All information is subject to verification.

Key Highlights

• 4‑bedroom home with 3 full baths and a large sunroom overlooking the backyard
• Secluded property at the end of a dead‑end road with 1.8 acres of land
• Finished basement includes its own entrance, fireplace, and living area

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

$16,604

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

3.50%

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%

$332,080 $332.1K

Cap Rate 7%

$237,200 $237.2K

Cap Rate 9%

$184,489 $184.5K

Market Conditions

NOI Build-Up for 2,969 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

$32.8K $11.04/SF

− Vacancy

−$2.6K −$0.87/SF

EGI

$30.2K $10.17/SF

− OpEx

−$13.6K −$4.58/SF

NOI

$16.6K $5.59/SF

Area

Lee County, MS

Vacancy

7.90%

Lease Rate

$11.04 /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%

$332,080

Cap Rate 7%

$237,200

Cap Rate 9%

$184,489

Alternative Uses

Best Use

Apartment 5plus

$237.2K

$207.6K – $276.7K (±1% cap)

NOI $16,604 @ 7.0% cap · market cap 3.50%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$557.6K

$487.9K – $650.5K (±1% cap)

NOI $39,031 @ 7.0% cap · market cap 8.22%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Single family properties

Suggested Use

Top Pick Plumbing Service Parking Lot & Garage Carpet & Flooring Store Kitchen & Bath Showroom Barber Shop Home Appliance Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

251

Businesses Nearby

Explore this area Business Placement

Demographics for 38866, MS

12,556

Population

5,399

Households

2.3

Avg Household Size

40

Median Age

28%

College-Educated

89%

High-School Grad

75.4 sq mi

ZIP Area

167

Density / Sq Mi

$69,971

Median Household Income

$40,926

Median Earnings

$870

Median Rent

$216,300

Median Home Value

Questions? Ask Rey

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What type of property is this? Where is this single family properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Single family property - Secluded end-of-road property with a 20x30 shop, 4 bedrooms, and a finished basement with separate entrance.

Where is this single family property located?

The property is located at 125 Collier Road Saltillo, MS.

What is the asking price?

The asking price for this property is $475,000.

What are key features of this property?

This property features: 4‑bedroom home with 3 full baths and a large sunroom overlooking the backyard; Secluded property at the end of a dead‑end road with 1.8 acres of land; Finished basement includes its own entrance, fireplace, and living area