Functional Industrial Asset in
For Sale
$1,275,000
720 M And O Dr, Pearl, MS 39201
16,600 SF industrial property on 9.3 acres for sale.
Property Size16,600 SF
Lot Size9.30 Acres
Price / SF$76.81
Days on Market170
Property Features for 720 M And O Dr
General Information
Standard status
Active
Size
16,600 SF
Lot size
9.30 Acres
Taxes and HOA fees
Annual Taxes
$8,666
Listing Agency:
Overby, Inc.
(601) 366-8511
Listed By:
Sterling Mccool · License #B22633
(601) 366-8511
Source:
Exprealty
Added: Mar 9
Changed: Aug 23
Last Checked: Aug 24 at 12:08PM
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 Overby, Inc.
Investment Insights
Based on property information with market context.
Located at 720 M & O Drive in Pearl, Mississippi, this industrial property is situated within the Jackson metro area. The site has served as the home of an industrial service business for over 50 years. The property provides access to Interstate 20 and Interstate 55. The property is encompassed by 9.3 acres, offering opportunities for expansion, outdoor storage, or redevelopment, with the potential for secondary access from N Bierdeman Road. This industrial facility offers 16,600 SF of office/warehouse space. The building includes approximately 2,400 SF of office space and another 2400 SF of enclosed mezzanine storage rooms, with the remainder configured as clear-span warehouse. The warehouse features ceiling heights up to 30 feet, a 20-ton bridge crane, three 14' × 14' grade-level roll-up doors, and a 20' x 20' hangar-style door. The large site offers ample outdoor storage, equipment staging, and room for future expansion. The property combines substantial acreage, heavy-duty infrastructure, and access.
Key Highlights
- 9.3‑acre site offering opportunities for expansion, outdoor storage, or redevelopment.
- 16,600 SF of office/warehouse space with 2,400 SF of office space and 2400 SF of enclosed mezzanine storage.
- Convenient access to Interstate 20 and Interstate 55, providing strong regional connectivity.
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
$102,667
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
8.05%
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%
$2,053,340
$2.1M
Cap Rate 7%
$1,466,671
$1.5M
Cap Rate 9%
$1,140,744
$1.1M
Market Conditions
NOI Build-Up for 16,600 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
$157.4K $9.48/SF
− Vacancy
−$10.7K −$0.64/SF
EGI
$146.7K $8.84/SF
− OpEx
−$44.0K −$2.65/SF
NOI
$102.7K $6.18/SF
Area
Rankin County, MS
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
30.00%
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%
$2,053,340
Cap Rate 7%
$1,466,671
Cap Rate 9%
$1,140,744
Alternative Uses
Best Use
Warehouse
$1.78M
$1.56M – $2.08M
NOI $124,667 @ 7.0% cap · market cap 9.78%
Second Best
Industrial
$1.47M
$1.28M – $1.71M
NOI $102,667 @ 7.0% cap · market cap 8.05%
Theoretical Best
Office A
$4.55M
$3.98M – $5.31M
NOI $318,720 @ 7.0% cap · market cap 25.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
412
Businesses Nearby
Explore this area
Business Placement
Demographics for 39201, MS
574
Population
749
Households
0.8
Avg Household Size
40
Median Age
75%
College-Educated
92%
High-School Grad
2.1 sq mi
ZIP Area
273
Density / Sq Mi
$77,946
Median Household Income
$77,838
Median Earnings
$1,341
Median Rent
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - 16,600 SF industrial property on 9.3 acres for sale.
Where is this manufacturing property located?
The property is located at 720 M And O Dr Pearl, MS.
What is the asking price?
The asking price for this property is $1,275,000.
What are key features of this property?
This property features: 9.3‑acre site offering opportunities for expansion, outdoor storage, or redevelopment.; 16,600 SF of office/warehouse space with 2,400 SF of office space and 2400 SF of enclosed mezzanine storage.; Convenient access to Interstate 20 and Interstate 55, providing strong regional connectivity.
