Brick Storefront with Upper-Level
For Sale
$225,000
104 W Main St, Baldwyn, MS 38824
Commercial Sale, Baldwyn, MS
Property Size1,800 SF
Lot Size0.09 Acres
Price / SF$125
Days on Market117
Property Features for 104 W Main St
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Hwy 45 4-Lane to Baldwyn Exit (Hwy 370 east) turn left onto FOURTH St then right onto Main St #104 on Left
Subdivision
Prentiss County
Standard status
Active
Size
1,800 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Description
Book 2013 Page 1594
Tax Annual Amount
1040
Legal Description
Book 2013 Page 1594
Amenities
central heat/air
ample natural light
tall interior ceilings
period architectural features
large storefront windows
Building Details
Year built
1920
Floors in Building
2
Flooring type
Wood
Building materials
Brick
Listing Agency:
ELITE REALTY · RE/MAX International
(662) 767-4700
Listed By:
Keith Henley · License #B-22473
(662) 213-5599
Added: May 29
Changed: Sep 5
Last Checked: Sep 22 at 4:06PM
MLS# 26-1937
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 brick storefront property in downtown Baldwyn was built in 1920 and features wood flooring, tall interior ceilings, broad storefront windows, and period architectural details. Central heat and air support the existing commercial layout, which is currently configured for entertainment use. The upper level offers additional space for a private residence, event area, or commercial expansion, subject to applicable requirements.
The property occupies 0.09 acres at 104 W Main St in Baldwyn, Mississippi. Its existing configuration supports retail, professional office, event, and entertainment applications. The adjacent property at 104 W Main St is also available for a potential combined purchase.
The property occupies 0.09 acres at 104 W Main St in Baldwyn, Mississippi. Its existing configuration supports retail, professional office, event, and entertainment applications. The adjacent property at 104 W Main St is also available for a potential combined purchase.
Key Highlights
- 1920 brick storefront in downtown Baldwyn
- 0.09‑acre property at 104 W Main St
- Central heat and air conditioning
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
$15,795
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
7.02%
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%
$315,900
$315.9K
Cap Rate 7%
$225,643
$225.6K
Cap Rate 9%
$175,500
$175.5K
Market Conditions
NOI Build-Up for 1,800 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
$27.0K $15.00/SF
− Vacancy
−$5.9K −$3.30/SF
EGI
$21.1K $11.70/SF
− OpEx
−$5.3K −$2.93/SF
NOI
$15.8K $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%
$315,900
Cap Rate 7%
$225,643
Cap Rate 9%
$175,500
Alternative Uses
Best Use
Office B
$225.6K
$197.4K – $263.3K
NOI $15,795 @ 7.0% cap · market cap 7.02%
Second Best
Retail
$213.5K
$186.8K – $249.0K
NOI $14,942 @ 7.0% cap · market cap 6.64%
Theoretical Best
Office A
$338.0K
$295.8K – $394.4K
NOI $23,663 @ 7.0% cap · market cap 10.52%
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
190
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 38824, MS
7,788
Population
3,642
Households
2.1
Avg Household Size
42
Median Age
13%
College-Educated
80%
High-School Grad
146.8 sq mi
ZIP Area
53
Density / Sq Mi
$46,753
Median Household Income
$36,482
Median Earnings
$598
Median Rent
$94,300
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 Office in South region
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Similar Off Market Nearby
- Susan's Flowers & Gifts — 103 S 2nd St, Baldwyn, MS 38824
- The Vintage Vine Floral & Gifts, LLC — 111 W Main St, Baldwyn, MS 38824
- Belle's & Bows Flower Shop — 200 E Clayton St, Baldwyn, MS 38824
Frequently Asked Questions
What type of property is this?
Storefront property - Brick commercial storefront with central HVAC, wood flooring, and adaptable upper-level space.
Where is this storefront property located?
The property is located at 104 W Main St Baldwyn, MS.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 1920 brick storefront in downtown Baldwyn; 0.09‑acre property at 104 W Main St; Central heat and air conditioning
