Canton Warehouse Near Amazon
For Sale
Contact for pricing
425 N Union St Ext, Canton, MS 39046
Large warehouse near upcoming Amazon distribution center in Canton, MS.
Property Size88,194 SF
Lot Size3.50 Acres
Price / SF$60.09
Days on Market2200
Property Features for 425 N Union St Ext
General Information
Standard status
Active
Size
88,194 SF
Class
B
Lot size
3.50 Acres
Property subtype
Industrial
Zoning
Industrial
Occupancy
100%
Investment Type
Value Add
Building Details
Year Renovated
2021
Stories
1
Listing Agency:
CBRE - Jackson
(601) 899-2801
Listed By:
Grant Ridgway · License #MS 19145
Source:
Crexi
Added: Aug 14, 2020
Changed: Aug 8
Last Checked: Aug 21 at 3:52PM
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 CBRE - Jackson
Investment Insights
Based on property information with market context.
This warehouse is located in Canton, Mississippi. The building offers a total area of 88194 square feet. It features a fenced yard spanning 3.5 acres. The property is positioned to benefit from the new 3,000,000 square foot Amazon distribution facility currently under construction in Canton. This property is suitable for a 3PL or logistics operator seeking close proximity to Amazon.
Key Highlights
- Located in Canton, MS, near the new 3,000,000 sf Amazon Distribution facility.
- One of the largest remaining warehouse vacancies in Madison County.
- Includes 3.5 acres of fenced yard.
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
$455,158
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
8.59%
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%
$9,103,160
$9.1M
Cap Rate 7%
$6,502,257
$6.5M
Cap Rate 9%
$5,057,311
$5.1M
Market Conditions
NOI Build-Up for 88,194 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
$709.1K $8.04/SF
− Vacancy
−$58.9K −$0.67/SF
EGI
$650.2K $7.37/SF
− OpEx
−$195.1K −$2.21/SF
NOI
$455.2K $5.16/SF
Area
Madison County, MS
Vacancy
8.30%
Lease Rate
$8.04 /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%
$9,103,160
Cap Rate 7%
$6,502,257
Cap Rate 9%
$5,057,311
Alternative Uses
Best Use
Warehouse
$7.90M
$6.91M – $9.21M
NOI $552,692 @ 7.0% cap · market cap 10.43%
Second Best
Industrial
$6.50M
$5.69M – $7.59M
NOI $455,158 @ 7.0% cap · market cap 8.59%
Theoretical Best
Office A
$19.20M
$16.80M – $22.40M
NOI $1,343,907 @ 7.0% cap · market cap 25.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
210
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39046, MS
27,866
Population
12,909
Households
2.2
Avg Household Size
37
Median Age
29%
College-Educated
83%
High-School Grad
311.8 sq mi
ZIP Area
89
Density / Sq Mi
$48,288
Median Household Income
$33,879
Median Earnings
$879
Median Rent
$210,900
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?
Warehouse - Large warehouse near upcoming Amazon distribution center in Canton, MS.
Where is this warehouse located?
The property is located at 425 N Union St Ext Canton, MS.
What is the asking price?
The asking price for this property is $5,300,000.
What are key features of this property?
This property features: Located in Canton, MS, near the new 3,000,000 sf Amazon Distribution facility.; One of the largest remaining warehouse vacancies in Madison County.; Includes **3.5 acres of fenced yard**.
