Two-Building Retail
For Sale
$449,999
3539 Old Brandon Road, Pearl, MS 39208
Commercial Sale, Pearl, MS
Property Size3,000 SF
Lot Size0.40 Acres
Price / SF$149
Days on Market142
Property Features for 3539 Old Brandon Road
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
APN
F09a-000018-00000
Size
3,000 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT 84 X 100 X 79.3 X 132 IN SE4 SW4 & LOT 150 X 60 X 128 (S) X 66 IN SE4 SW4 S OF RD BEING PART OF LOT 3EASTERN HIGHL ANDS (17669 SQ FT)
Tax Annual Amount
2893
Legal Description
LOT 84 X 100 X 79.3 X 132 IN SE4 SW4 & LOT 150 X 60 X 128 (S) X 66 IN SE4 SW4 S OF RD BEING PART OF LOT 3EASTERN HIGHL ANDS (17669 SQ FT)
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
welcoming reception area
multiple workstations
private rooms
kitchen/break area
Building Details
Year built
1965
Floors in Building
1
Flooring type
Concrete
Listing Agency:
The Agency Haus LLC DBA Agency
(601) 665-4869
Listed By:
Denetra McPhearson · License #B24668
(601) 238-6315
Added: May 9
Changed: Aug 26
Last Checked: Sep 27 at 6:06PM
MLS# 4148877
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.
This retail property includes two buildings on two lots and measures 3000 square feet. The primary building currently operates as a barbershop with a reception area, multiple workstations, private rooms, and a kitchen or break area. The second structure is used for storage and provides additional enclosed space for future business, office, retail, salon suite, or expansion needs.
A paved parking area serves the property, with multiple dedicated spaces and an accessible space near the front entrance. Built in 1965, the property has concrete flooring, public water, and public sewer. It is located on Old Brandon Road in Pearl, Mississippi, within Rankin County.
A paved parking area serves the property, with multiple dedicated spaces and an accessible space near the front entrance. Built in 1965, the property has concrete flooring, public water, and public sewer. It is located on Old Brandon Road in Pearl, Mississippi, within Rankin County.
Key Highlights
- Two buildings situated on two lots
- 3000 square feet of total property size
- Operating barbershop with reception, workstations, private rooms, and kitchen or break area
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
$31,505
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
7.00%
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%
$630,100
$630.1K
Cap Rate 7%
$450,071
$450.1K
Cap Rate 9%
$350,056
$350.1K
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
$47.9K $15.96/SF
− Vacancy
−$2.9K −$0.96/SF
EGI
$45.0K $15.00/SF
− OpEx
−$13.5K −$4.50/SF
NOI
$31.5K $10.50/SF
Area
Rankin County, MS
Vacancy
6.00%
Lease Rate
$15.96 /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%
$630,100
Cap Rate 7%
$450,071
Cap Rate 9%
$350,056
Alternative Uses
Best Use
Retail
$450.1K
$393.8K – $525.1K
NOI $31,505 @ 7.0% cap · market cap 7.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$822.9K
$720.0K – $960.0K
NOI $57,600 @ 7.0% cap · market cap 12.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
199
Businesses Nearby
Explore this area
Business Placement
Demographics for 39208, MS
34,228
Population
13,931
Households
2.5
Avg Household Size
36
Median Age
23%
College-Educated
87%
High-School Grad
47.8 sq mi
ZIP Area
716
Density / Sq Mi
$58,878
Median Household Income
$40,785
Median Earnings
$1,157
Median Rent
$173,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Retail space - Two-building commercial property with an operating barbershop, reception area, workstations, private rooms, and paved on-site parking.
Where is this retail space located?
The property is located at 3539 Old Brandon Road Pearl, MS.
What is the asking price?
The asking price for this property is $449,999.
What are key features of this property?
This property features: Two buildings situated on two lots; 3000 square feet of total property size; Operating barbershop with reception, workstations, private rooms, and kitchen or break area
