14-Unit Duplex Apartment
For Sale
$1,590,000
100-124 Mickey Ln, Tupelo, MS 38826
MultiFamily, Tupelo, MS
Property Size16,400 SF
Lot Size1.25 Acres
Price / SF$96.95
Days on Market173
Property Features for 100-124 Mickey Ln
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Multi Family
Directions
MCCULLOUGH BLVD TO ENDVILLE ROAD. TURN RIGHT ON KING ROAD, RIGHT ONTO MICKEY LANE, PROPERTY ON THE LEFT.
Subdivision
Northwest Tupelo
Standard status
Active
Size
16,400 SF
Lot size
1.25 Acres
Taxes and HOA fees
Tax Description
B 0217 pg 893 10/12/2002
Tax Annual Amount
16377
Legal Description
B 0217 pg 893 10/12/2002
Listing Agency:
TM REALTORS
(662) 842-3844
Listed By:
Meredith Martin ABR,AHWD,C2EX · License #S-50834
(662) 401-0811
Added: Mar 17
Changed: Aug 19
Last Checked: Sep 5 at 5:06PM
MLS# 26-892
Copyright © 2026 Northeast Mississippi Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This multifamily property comprises seven duplex buildings with 14 total units. Each residence is a one-level, two-bedroom, one-bath unit, and the buildings were constructed in 2004. Twelve units measure 1,200 square feet each and are occupied by long-term tenants, while two 1,000-square-foot units are furnished for Airbnb rentals. The property contains 16,400 square feet across 1.25 acres and is zoned Multi Family.
The property is located on Mickey Lane in West Tupelo, just off Endville Road. Its unit mix combines conventional long-term occupancy with furnished short-term rental use, providing two distinct residential operating formats within the same multifamily asset.
The property is located on Mickey Lane in West Tupelo, just off Endville Road. Its unit mix combines conventional long-term occupancy with furnished short-term rental use, providing two distinct residential operating formats within the same multifamily asset.
Key Highlights
- Seven duplex buildings with 14 total units
- Two 1,000‑square‑foot units furnished for Airbnb rentals
- Twelve 1,200‑square‑foot units with long‑term tenants
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
$103,217
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
6.49%
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%
$2,064,340
$2.1M
Cap Rate 7%
$1,474,529
$1.5M
Cap Rate 9%
$1,146,856
$1.1M
Market Conditions
NOI Build-Up for 16,400 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
$159.4K $9.72/SF
− Vacancy
−$12.0K −$0.73/SF
EGI
$147.5K $8.99/SF
− OpEx
−$44.2K −$2.70/SF
NOI
$103.2K $6.29/SF
Area
Lee County, MS
Vacancy
7.50%
Lease Rate
$9.72 /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%
$2,064,340
Cap Rate 7%
$1,474,529
Cap Rate 9%
$1,146,856
Alternative Uses
Best Use
Multifamily LT 5
$1.47M
$1.29M – $1.72M
NOI $103,217 @ 7.0% cap · market cap 6.49%
Second Best
Apartment 5plus
$1.31M
$1.15M – $1.53M
NOI $91,714 @ 7.0% cap · market cap 5.77%
Theoretical Best
Office A
$3.08M
$2.69M – $3.59M
NOI $215,598 @ 7.0% cap · market cap 13.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
14
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 38826, MS
5,139
Population
2,924
Households
1.8
Avg Household Size
41
Median Age
42%
College-Educated
93%
High-School Grad
30.7 sq mi
ZIP Area
167
Density / Sq Mi
$76,946
Median Household Income
$50,897
Median Earnings
$953
Median Rent
$205,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Seven one-level duplex buildings with a mix of furnished short-term and long-term residential occupancy.
Where is this apartment building located?
The property is located at 100-124 Mickey Ln Tupelo, MS.
What is the asking price?
The asking price for this property is $1,590,000.
What are key features of this property?
This property features: Seven duplex buildings with 14 total units; Two 1,000‑square‑foot units furnished for Airbnb rentals; Twelve 1,200‑square‑foot units with long‑term tenants
