Flex Space with Interstate
For Sale
$425,000
6500 Baker Road, Ocean Springs, MS 39564
Commercial Sale, Ocean Springs, MS
Property Size5,716 SF
Lot Size0.45 Acres
Price / SF$74.35
Days on Market62
Property Features for 6500 Baker Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C3
Bathrooms
1
Half bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Subdivision
Fountainbleau
Lot features
Level, Level
Standard status
Active
APN
8-52-98-058.000
Size
5,716 SF
Lot size
0.45 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
N 150' OF W1/2 NW1/4 NE1/4 SE1/4 PT LOT 44 FOUNTAINBLEAU ACRES DB 1487-563 (74 MAP774.17)
Tax Annual Amount
2293
Legal Description
N 150' OF W1/2 NW1/4 NE1/4 SE1/4 PT LOT 44 FOUNTAINBLEAU ACRES DB 1487-563 (74 MAP774.17)
Utilities
Utilities
Water Available
Sewer type
Shared Septic, Septic Tank
Water source
Well
Building Details
Year built
1973
Flooring type
Concrete
Roof type
Metal
Listing Agency:
Epique
(888) 893-3537
Listed By:
Justin Britt · License #S52358
(601) 382-2201
Added: Jul 6
Changed: Aug 29
Last Checked: Sep 5 at 4:06PM
MLS# 4154983
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 flex-space property contains 5,716 square feet of commercial improvements with a combination of office and warehouse areas. The building dates to 1973 and includes two bathrooms, concrete flooring, and a metal roof. Water is available, with service provided by a well and wastewater handled through shared septic and a septic tank.
Located along Baker Road in Ocean Springs, the property sits near Highway 57 and has I-10 frontage. Approximately 400 feet of interstate frontage provides direct exposure to passing traffic. The 0.45-acre site offers a compact commercial setting for businesses seeking both office and warehouse components.
Located along Baker Road in Ocean Springs, the property sits near Highway 57 and has I-10 frontage. Approximately 400 feet of interstate frontage provides direct exposure to passing traffic. The 0.45-acre site offers a compact commercial setting for businesses seeking both office and warehouse components.
Key Highlights
- 5,716 square feet of flex‑space improvements
- Approximately 400 feet of I‑10 frontage
- Office and warehouse areas within the building
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
$37,062
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
8.72%
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%
$741,240
$741.2K
Cap Rate 7%
$529,457
$529.5K
Cap Rate 9%
$411,800
$411.8K
Market Conditions
NOI Build-Up for 5,716 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
$56.9K $9.96/SF
− Vacancy
−$4.0K −$0.70/SF
EGI
$52.9K $9.26/SF
− OpEx
−$15.9K −$2.78/SF
NOI
$37.1K $6.48/SF
Area
Jackson County, MS
Vacancy
7.00%
Lease Rate
$9.96 /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%
$741,240
Cap Rate 7%
$529,457
Cap Rate 9%
$411,800
Alternative Uses
Best Use
Office B
$1.16M
$1.02M – $1.36M
NOI $81,323 @ 7.0% cap · market cap 19.13%
Second Best
Flex RnD
$1.05M
$915.6K – $1.22M
NOI $73,250 @ 7.0% cap · market cap 17.24%
Theoretical Best
Office A
$1.56M
$1.37M – $1.82M
NOI $109,308 @ 7.0% cap · market cap 25.72%
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
24
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39564, MS
42,539
Population
18,908
Households
2.2
Avg Household Size
39
Median Age
40%
College-Educated
94%
High-School Grad
53.3 sq mi
ZIP Area
798
Density / Sq Mi
$77,300
Median Household Income
$43,754
Median Earnings
$1,314
Median Rent
$220,000
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?
Flex space - The property combines office and warehouse space with concrete flooring.
Where is this flex space located?
The property is located at 6500 Baker Road Ocean Springs, MS.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 5,716 square feet of flex‑space improvements; Approximately 400 feet of I‑10 frontage; Office and warehouse areas within the building
