Waterfront Industrial Land For
For Sale
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5801 Elder Ferry Rd, Moss Point, MS 39563
54.78 acres of waterfront industrial land with existing structures.
Property Size51,065 SF
Lot Size54.78 Acres
Price / SF$96.94
Days on Market191
Property Features for 5801 Elder Ferry Rd
General Information
Standard status
Active
Size
51,065 SF
Lot size
54.78 Acres
Property subtype
Industrial, Land
Zoning
I-H
Listing Agency:
Beau Box Commercial Real Estate New Orleans
(504) 265-2000
Listed By:
Jordan Johnson · License #995683431
Source:
Crexi
Added: Feb 12
Changed: Aug 17
Last Checked: Aug 21 at 3:40PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Beau Box Commercial Real Estate New Orleans
Investment Insights
Based on property information with market context.
The property at 5801 Elder Ferry Road is a large-scale industrial waterfront tract located in Moss Point, Mississippi. It features over 1,400 feet of frontage along the Escatawpa River. The property encompasses approximately 54.78 acres, with around 45 acres stabilized and buildable. Existing improvements include multiple warehouse and fabrication structures designed to support heavy industrial and maritime operations. The site benefits from extensive bulkheaded river frontage and Heavy Industrial (I-H) zoning. This zoning makes the property suitable for various uses, including shipbuilding, marine repair, barge fleeting, bulk materials handling, and energy services, as well as other water-dependent industrial applications. The existing improvements offer immediate utility, while the surplus land area allows for future expansion or use as a laydown yard. The property includes 51,065 square feet of space.
Key Highlights
- Over 1,400 feet of waterfrontage on the Escatawpa River.
- Approximately 45 acres of stabilized and buildable land.
- Heavy Industrial (I‑H) zoning suitable for various water‑dependent industrial uses.
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
$402,054
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
8.12%
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%
$8,041,080
$8.0M
Cap Rate 7%
$5,743,629
$5.7M
Cap Rate 9%
$4,467,267
$4.5M
Market Conditions
NOI Build-Up for 51,065 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
$508.6K $9.96/SF
− Vacancy
−$35.6K −$0.70/SF
EGI
$473.0K $9.26/SF
− OpEx
−$71.0K −$1.39/SF
NOI
$402.1K $7.87/SF
Area
Jackson County, MS
Vacancy
7.00%
Lease Rate
$9.96 /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%
$8,041,080
Cap Rate 7%
$5,743,629
Cap Rate 9%
$4,467,267
Alternative Uses
Best Use
Warehouse
$5.74M
$5.03M – $6.70M
NOI $402,054 @ 7.0% cap · market cap 8.12%
Second Best
Industrial
$4.73M
$4.14M – $5.52M
NOI $331,103 @ 7.0% cap · market cap 6.69%
Theoretical Best
Office A
$13.95M
$12.21M – $16.28M
NOI $976,526 @ 7.0% cap · market cap 19.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39563, MS
12,300
Population
5,717
Households
2.2
Avg Household Size
47
Median Age
15%
College-Educated
86%
High-School Grad
19.9 sq mi
ZIP Area
618
Density / Sq Mi
$46,672
Median Household Income
$30,719
Median Earnings
$1,039
Median Rent
$107,800
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - 54.78 acres of waterfront industrial land with existing structures.
Where is this warehouse located?
The property is located at 5801 Elder Ferry Rd Moss Point, MS.
What is the asking price?
The asking price for this property is $4,950,000.
What are key features of this property?
This property features: Over 1,400 feet of waterfrontage on the Escatawpa River.; Approximately 45 acres of stabilized and buildable land.; Heavy Industrial (I‑H) zoning suitable for various water‑dependent industrial uses.
