Improved Farmland with Pole
For Sale
$199,999
Pending
965 Yandell Rd, Canton, MS 39046
Approximately 5 acres in Madison County, MS with a 40x60 pole barn and on-site water and electricity.
Property Size2,400 SF
Lot Size5.00 Acres
Days on Market232
Property Features for 965 Yandell Rd
General Information
Standard status
Pending
Size
2,400 SF
Lot size
5.00 Acres
Property subtype
Land
Additional Details
Utilities to Site
Yes
Building Details
Construction
pole barn
Listing Agency:
Bridges Properties, LLC
(601) 572-9101
Listed By:
Alex J Mann
(601) 572-9101
Source:
Exprealty
Added: Dec 18, 2025
Changed: Jul 22
Last Checked: Jul 31 at 12:58PM
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 Bridges Properties, LLC
Investment Insights
Based on property information with market context.
The property consists of approximately 5 acres with a 40x60 pole barn. It also has water and electricity already in place, which supports immediate use and can help reduce initial site setup costs.
The tract is located in Madison County, Mississippi, and offers open space with room to build. The site is described as convenient to nearby towns, schools, and major roadways, while maintaining a rural setting.
In addition to the existing pole barn, the acreage is presented as suitable for multiple potential uses, with zoning to be verified by the buyer.
The tract is located in Madison County, Mississippi, and offers open space with room to build. The site is described as convenient to nearby towns, schools, and major roadways, while maintaining a rural setting.
In addition to the existing pole barn, the acreage is presented as suitable for multiple potential uses, with zoning to be verified by the buyer.
Key Highlights
- Approximately 5+/- acres in Madison County, MS
- 40x60 pole barn on the property
- Water and electricity are already on site
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
$15,040
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
7.52%
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%
$300,800
$300.8K
Cap Rate 7%
$214,857
$214.9K
Cap Rate 9%
$167,111
$167.1K
Market Conditions
NOI Build-Up for 2,400 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
$19.3K $8.04/SF
− Vacancy
−$1.6K −$0.67/SF
EGI
$17.7K $7.37/SF
− OpEx
−$2.7K −$1.11/SF
NOI
$15.0K $6.27/SF
Area
Madison County, MS
Vacancy
8.30%
Lease Rate
$8.04 /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%
$300,800
Cap Rate 7%
$214,857
Cap Rate 9%
$167,111
Alternative Uses
Best Use
Warehouse
$214.9K
$188.0K – $250.7K
NOI $15,040 @ 7.0% cap · market cap 7.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$522.4K
$457.1K – $609.5K
NOI $36,571 @ 7.0% cap · market cap 18.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
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?
Agricultural land / Farmland - Approximately 5 acres in Madison County, MS with a 40x60 pole barn and on-site water and electricity.
Where is this agricultural land / farmland located?
The property is located at 965 Yandell Rd Canton, MS.
What is the asking price?
The asking price for this property is $199,999.
What are key features of this property?
This property features: Approximately 5+/- acres in Madison County, MS; 40x60 pole barn on the property; Water and electricity are already on site
