Historic Mixed-Use
For Sale
$789,000
105 N College Street, Brandon, MS 39042
Historic building configured for Airbnb-style lodging with multiple suites and flexible office potential.
Property Size4,603 SF
Days on Market172
Property Features for 105 N College Street
General Information
Standard status
Active
Size
4,603 SF
Taxes and HOA fees
Annual Taxes
$4,820
Building Details
Building Size
4,603 SF
Year Built
1946
Stories
2
Listing Agency:
Enjoy Real Estate, LLC
(601) 405-9825
Listed By:
Carson Dobbs · License #B24502
(601) 405-9825
Source:
Evrealestate
Added: Mar 5
Changed: Aug 23
Last Checked: Aug 24 at 4:20AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Enjoy Real Estate, LLC
Investment Insights
Based on property information with market context.
This historic property is configured as an Airbnb-style lodging space and includes four separate suites for sleeping, each with at least two bedrooms and a full bathroom. The building also offers flexibility for office use, whether as multiple office suites or as a full-building headquarters. Two staircases provide access to the second floor, and an additional third story adds further space and layout possibilities.
Located at 105 N College St in Brandon, the property is described as walkable to restaurants in downtown Brandon, and it is also positioned for hosting wedding parties and guests in connection with The Vault Venue.
With its multi-slate suite setup, in-building stair access to upper levels, and additional third-story area, the building supports multiple real-world operating configurations while retaining its distinctive historic character.
Located at 105 N College St in Brandon, the property is described as walkable to restaurants in downtown Brandon, and it is also positioned for hosting wedding parties and guests in connection with The Vault Venue.
With its multi-slate suite setup, in-building stair access to upper levels, and additional third-story area, the building supports multiple real-world operating configurations while retaining its distinctive historic character.
Key Highlights
- Historic building configured for Airbnb‑style lodging with multiple suites for sleeping
- 4 separate suites for sleeping, each with at least 2 bedrooms and a full bathroom
- Two staircases provide access to the second floor
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
$27,877
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
3.53%
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%
$557,540
$557.5K
Cap Rate 7%
$398,243
$398.2K
Cap Rate 9%
$309,744
$309.7K
Market Conditions
NOI Build-Up for 4,603 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
$69.0K $15.00/SF
− Vacancy
−$10.4K −$2.25/SF
EGI
$58.7K $12.75/SF
− OpEx
−$30.8K −$6.69/SF
NOI
$27.9K $6.06/SF
Area
Rankin County, MS
Vacancy
15.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$557,540
Cap Rate 7%
$398,243
Cap Rate 9%
$309,744
Alternative Uses
Best Use
Hotel Hospitality
$398.2K
$348.5K – $464.6K
NOI $27,877 @ 7.0% cap · market cap 3.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.26M
$1.10M – $1.47M
NOI $88,378 @ 7.0% cap · market cap 11.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
422
Businesses Nearby
Explore this area
Business Placement
Demographics for 39042, MS
39,069
Population
14,498
Households
2.7
Avg Household Size
39
Median Age
35%
College-Educated
94%
High-School Grad
214.2 sq mi
ZIP Area
182
Density / Sq Mi
$88,780
Median Household Income
$46,877
Median Earnings
$1,045
Median Rent
$249,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Historic building configured for Airbnb-style lodging with multiple suites and flexible office potential.
Where is this hotel located?
The property is located at 105 N College Street Brandon, MS.
What is the asking price?
The asking price for this property is $789,000.
What are key features of this property?
This property features: Historic building configured for Airbnb‑style lodging with multiple suites for sleeping; 4 separate suites for sleeping, each with at least 2 bedrooms and a full bathroom; Two staircases provide access to the second floor
