Brick Office Building with Hardwood
For Sale
$369,000
641 W Main Street, Tupelo, MS 38804
Commercial Sale, Tupelo, MS
Property Size2,580 SF
Lot Size0.40 Acres
Price / SF$143.02
Days on Market179
Property Features for 641 W Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
West Main St. through Cross Town. House on right.
Subdivision
Southwest Tupelo
Standard status
Active
Size
2,580 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Description
Inst# 2008012115
Tax Annual Amount
4103
Legal Description
Inst# 2008012115
Amenities
crown molding
original hardwood floors
Building Details
Year built
1925
Floors in Building
2
Building materials
Brick
Listing Agency:
COLDWELL BANKER SOUTHERN REAL ESTATE · Coldwell Banker Real Estate
(662) 620-2232
Listed By:
Lisa Bradley · License #B-24602
(662) 620-2214
Added: Feb 27
Changed: Aug 19
Last Checked: Aug 25 at 4:06AM
MLS# 26-659
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.
Located at 641 W Main Street in Tupelo, this 2,580-square-foot office building dates to 1925 and is constructed of brick. The property includes office space suited to business use, with crown molding and original hardwood floors contributing distinctive interior character.
The site encompasses 0.4 acres in Lee County and carries a Tupelo mailing address of 38804. Its West Main Street location provides a clearly identified setting for an office property within the city.
The site encompasses 0.4 acres in Lee County and carries a Tupelo mailing address of 38804. Its West Main Street location provides a clearly identified setting for an office property within the city.
Key Highlights
- 2,580 square feet of office building space
- 0.4‑acre property in Tupelo, MS
- 1925 construction year
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
$22,640
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
6.14%
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%
$452,800
$452.8K
Cap Rate 7%
$323,429
$323.4K
Cap Rate 9%
$251,556
$251.6K
Market Conditions
NOI Build-Up for 2,580 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
$38.7K $15.00/SF
− Vacancy
−$8.5K −$3.30/SF
EGI
$30.2K $11.70/SF
− OpEx
−$7.5K −$2.93/SF
NOI
$22.6K $8.78/SF
Area
Lee County, MS
Vacancy
22.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
25.00%
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%
$452,800
Cap Rate 7%
$323,429
Cap Rate 9%
$251,556
Alternative Uses
Best Use
Office B
$323.4K
$283.0K – $377.3K
NOI $22,640 @ 7.0% cap · market cap 6.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$484.5K
$424.0K – $565.3K
NOI $33,917 @ 7.0% cap · market cap 9.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,634
Businesses Nearby
Explore this area
Business Placement
Demographics for 38804, MS
17,314
Population
7,978
Households
2.2
Avg Household Size
40
Median Age
30%
College-Educated
87%
High-School Grad
78.5 sq mi
ZIP Area
221
Density / Sq Mi
$63,837
Median Household Income
$37,416
Median Earnings
$858
Median Rent
$201,600
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - The 1925-built property provides office space in a brick commercial building on West Main Street.
Where is this office building located?
The property is located at 641 W Main Street Tupelo, MS.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: 2,580 square feet of office building space; 0.4‑acre property in Tupelo, MS; 1925 construction year
