Prepped Pole Barn
For Sale
$285,000
772 Mount Helm Rd, Brandon, MS 39047
Gated property includes a 50-by-60 pole barn with concrete slab and utilities, plus a rear food plot.
Property Size3,000 SF
Lot Size12.79 Acres
Price / SF$95
Days on Market120
Property Features for 772 Mount Helm Rd
General Information
Standard status
Active
Size
3,000 SF
Lot size
12.79 Acres
Property subtype
Land/Lot
Site & Location
Fenced Yard
Yes
Utilities to Site
Yes
Amenities
gated
food plot
Building Details
Construction
pole barn
Listing Agency:
Southern Homes Real Estate
Listed By:
Madison Hill · License #S55311
(601) 540-2034
Source:
Propertiesnorthms
Added: May 12
Changed: Sep 2
Last Checked: Sep 7 at 10:07AM
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 Southern Homes Real Estate
Investment Insights
Based on property information with market context.
This sale offering includes a prepped, gated property featuring a 50-by-60 pole barn with a concrete slab. Plumbing is roughed in for a shower, sink, and toilet, and the driveway has been graveled and well maintained. Utilities are in place, and water has been run from the road.
The land is described as being on Mt. Helm, with a 1-acre food plot located in the back of the property.
The combination of an onsite pole barn and established outdoor preparation makes the parcel suitable for buyers seeking a turn-key setup on acreage, with infrastructure already handled for basic indoor utilities.
The land is described as being on Mt. Helm, with a 1-acre food plot located in the back of the property.
The combination of an onsite pole barn and established outdoor preparation makes the parcel suitable for buyers seeking a turn-key setup on acreage, with infrastructure already handled for basic indoor utilities.
Key Highlights
- Gated property with utilities in place and water run from the road
- 50‑by‑60 pole barn with a concrete slab
- Pole barn plumbing roughed in for a shower, sink, and toilet
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
$22,530
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
7.91%
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%
$450,600
$450.6K
Cap Rate 7%
$321,857
$321.9K
Cap Rate 9%
$250,333
$250.3K
Market Conditions
NOI Build-Up for 3,000 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
$28.4K $9.48/SF
− Vacancy
−$1.9K −$0.64/SF
EGI
$26.5K $8.84/SF
− OpEx
−$4.0K −$1.33/SF
NOI
$22.5K $7.51/SF
Area
Rankin 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%
$450,600
Cap Rate 7%
$321,857
Cap Rate 9%
$250,333
Alternative Uses
Best Use
Warehouse
$321.9K
$281.6K – $375.5K
NOI $22,530 @ 7.0% cap · market cap 7.91%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$822.9K
$720.0K – $960.0K
NOI $57,600 @ 7.0% cap · market cap 20.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 39047, MS
39,191
Population
16,706
Households
2.3
Avg Household Size
39
Median Age
45%
College-Educated
93%
High-School Grad
96.9 sq mi
ZIP Area
404
Density / Sq Mi
$93,114
Median Household Income
$52,928
Median Earnings
$1,491
Median Rent
$265,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Hunting land - Gated property includes a 50-by-60 pole barn with concrete slab and utilities, plus a rear food plot.
Where is this hunting land located?
The property is located at 772 Mount Helm Rd Brandon, MS.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Gated property with utilities in place and water run from the road; 50‑by‑60 pole barn with a concrete slab; Pole barn plumbing roughed in for a shower, sink, and toilet
