Flex Space with Dock
For Sale
$799,000
1434 Old Square Road, Jackson, MS 39211
Commercial Sale, Jackson, MS
Property Size12,318 SF
Lot Size0.65 Acres
Price / SF$64.86
Days on Market148
Property Features for 1434 Old Square Road
General Information
Property type
Commercial Sale
Property subtype
Retail
Subdivision
Metes And Bounds
Directions
I-55 North to exit 100, use right lane to merge onto I-55 North Frontage Road for just over half a mile, R. onto Jacksonian Plaza and R. onto Old Square Road, property on R.
Standard status
Active
APN
0511-0475-018
Size
12,318 SF
Lot size
0.65 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG NW COR LOT 9 OLD SQUARE SUBN E 140.02 FT S 103.79 FT TO POB S 172.16 FT TO N/S OLD SQUARE DR NELY ALONG N/S DR 283.04 FT W 206.56 FT TO POB PT LOT 9 OLD SQUARE SUBN
Tax Annual Amount
18582
Legal Description
BEG NW COR LOT 9 OLD SQUARE SUBN E 140.02 FT S 103.79 FT TO POB S 172.16 FT TO N/S OLD SQUARE DR NELY ALONG N/S DR 283.04 FT W 206.56 FT TO POB PT LOT 9 OLD SQUARE SUBN
Amenities
dock high access
storage across the back of the building
glass fronting onto Old Square Road
Building Details
Year built
1982
Listing Agency:
Overby, Inc.
(601) 366-8511
Listed By:
Scott Overby · License #B-16214
(601) 624-8511
Added: Apr 12
Changed: Aug 26
Last Checked: Sep 6 at 2:06AM
MLS# 4145685
Copyright © 2026 MLS United. 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.
Located at 1434 Old Square Road, this 12,318-square-foot flex property combines glass frontage along the road with storage positioned at the rear. The building includes dock-high access and a spacious interior described for retail and office configuration, supporting a range of commercial layouts within the flex-space classification. Constructed in 1982, the property occupies 0.65 acres in Jackson, Mississippi.
The site is positioned in Northeast Jackson near established retail and office destinations including Highland Village, The District at Eastover, and Lefleur's Bluff Tower. Its setting provides direct access to the Interstate 55 corridor and places the property within an area characterized by residential and commercial development.
The site is positioned in Northeast Jackson near established retail and office destinations including Highland Village, The District at Eastover, and Lefleur's Bluff Tower. Its setting provides direct access to the Interstate 55 corridor and places the property within an area characterized by residential and commercial development.
Key Highlights
- 12,318 square feet of flex space on 0.65 acres
- Dock‑high access with storage across the rear of the building
- Glass frontage along Old Square Road
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
$66,824
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
8.36%
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%
$1,336,480
$1.3M
Cap Rate 7%
$954,629
$954.6K
Cap Rate 9%
$742,489
$742.5K
Market Conditions
NOI Build-Up for 12,318 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
$81.3K $6.60/SF
− Vacancy
−$2.7K −$0.22/SF
EGI
$78.6K $6.38/SF
− OpEx
−$11.8K −$0.96/SF
NOI
$66.8K $5.42/SF
Area
Jackson, MS
Vacancy
3.30%
Lease Rate
$6.60 /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%
$1,336,480
Cap Rate 7%
$954,629
Cap Rate 9%
$742,489
Alternative Uses
Best Use
Retail
$1.74M
$1.53M – $2.03M
NOI $122,096 @ 7.0% cap · market cap 15.28%
Second Best
Warehouse
$954.6K
$835.3K – $1.11M
NOI $66,824 @ 7.0% cap · market cap 8.36%
Theoretical Best
Office A
$2.11M
$1.85M – $2.46M
NOI $147,757 @ 7.0% cap · market cap 18.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,317
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 39211, MS
24,900
Population
11,334
Households
2.2
Avg Household Size
37
Median Age
54%
College-Educated
94%
High-School Grad
12.3 sq mi
ZIP Area
2,024
Density / Sq Mi
$68,415
Median Household Income
$40,523
Median Earnings
$1,273
Median Rent
$198,300
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Mangia Bene Catering — 4465 I-55, Jackson, MS 39206
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- Mama San's Wings & Zings LLC — 4780 I-55 Ste. 100, Jackson, MS 39211
- Bessi Roo's Food Truck and Catering — 407 Bounds St, Jackson, MS 39206
Frequently Asked Questions
What type of property is this?
Flex space - Glass-fronted commercial space with rear storage and access from the Interstate 55 corridor.
Where is this flex space located?
The property is located at 1434 Old Square Road Jackson, MS.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 12,318 square feet of flex space on 0.65 acres; Dock‑high access with storage across the rear of the building; Glass frontage along Old Square Road
