14-Unit Apartment
For Sale
$1,590,000
100-124 Mickey Lane, Tupelo, MS 38804
Commercial Sale, Tupelo, MS
Property Size16,400 SF
Lot Size1.25 Acres
Price / SF$96.95
Days on Market263
Property Features for 100-124 Mickey Lane
General Information
Property type
Commercial Sale
Property subtype
Other
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
Building Details
Year built
2004
Floors in Building
1
Listing Agency:
TM REALTORS
(662) 842-3844
Listed By:
Meredith Martin ABR,AHWD,C2EX · License #S-50834
(662) 842-3844
Added: Dec 2, 2025
Changed: Aug 19
Last Checked: Aug 22 at 3:06AM
MLS# 25-4179
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 duplexes with 14 total units on 1.25 acres. Each unit has two bedrooms and one bathroom in a one-level layout. Two 1,000-square-foot units are furnished for short-term rental use, while the remaining 12 units measure 1,200 square feet each and have long-term tenants. The buildings were constructed in 2004 and are described as well maintained.
The property is located at 100-124 Mickey Lane in West Tupelo, just off Endville Road. Combined building area totals 16,400 square feet, providing a defined residential income property with both furnished and traditionally leased units.
The property is located at 100-124 Mickey Lane in West Tupelo, just off Endville Road. Combined building area totals 16,400 square feet, providing a defined residential income property with both furnished and traditionally leased units.
Key Highlights
- 14 total units arranged across 7 duplexes
- Two 1,000‑square‑foot units furnished for short‑term rentals
- 12 units measure 1,200 square feet each and have 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
$91,714
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
5.77%
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%
$1,834,280
$1.8M
Cap Rate 7%
$1,310,200
$1.3M
Cap Rate 9%
$1,019,044
$1.0M
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
$181.1K $11.04/SF
− Vacancy
−$14.3K −$0.87/SF
EGI
$166.8K $10.17/SF
− OpEx
−$75.0K −$4.58/SF
NOI
$91.7K $5.59/SF
Area
Lee County, MS
Vacancy
7.90%
Lease Rate
$11.04 /SF/Yr
Expense Ratio
45.00%
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%
$1,834,280
Cap Rate 7%
$1,310,200
Cap Rate 9%
$1,019,044
Alternative Uses
Best Use
Apartment 5plus
$1.31M
$1.15M – $1.53M
NOI $91,714 @ 7.0% cap · market cap 5.77%
Second Best
—
—
no second resolved use
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
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
6
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Seven duplexes offer a mix of furnished short-term rentals and occupied long-term units in a one-level configuration.
Where is this apartment building located?
The property is located at 100-124 Mickey Lane 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: 14 total units arranged across 7 duplexes; Two 1,000‑square‑foot units furnished for short‑term rentals; 12 units measure 1,200 square feet each and have long‑term tenants
