Pearl Office Building
For Sale
$950,000
109 Westside Cv, Pearl, MS 39208
7,550 SF office building with six units in Pearl.
Property Size7,550 SF
Price / SF$125.83
Days on Market167
Property Features for 109 Westside Cv
General Information
Standard status
Active
Size
7,550 SF
Property subtype
Office
Building Details
Year Built
2000
Listing Agency:
Speed Commercial Real Estate
(601) 624-8380
Listed By:
Jeff Speed, CCIM · License #MS #16810
(601) 624-8380
Source:
Speedcres
Added: Mar 6
Changed: Jul 6
Last Checked: Aug 19 at 6:27AM
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 Speed Commercial Real Estate
Investment Insights
Based on property information with market context.
This 7,550 square foot building, constructed in 2000, is located in Pearl, Mississippi. The property features six units and is zoned C2, allowing for versatile usage options. Currently operating at 100% occupancy, the property offers a stable income stream. Situated in the Pearl area, the location provides access to business hubs and commercial centers. The property is located at one of the entrances to one of the region's highest volume Walmart Supercenters and is a few miles from the Jackson International Airport. This meticulously maintained property is suited for office or office building investment.
Key Highlights
- 100% Occupancy: Provides a strong and stable income stream.
- Prime Location in Pearl, MS: Located at one of the entrances to the region's highest volume Walmart Supercenter.
- Versatile C2 Zoning: Ensures flexible usage options for office or retail.
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
$81,540
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
8.58%
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%
$1,630,800
$1.6M
Cap Rate 7%
$1,164,857
$1.2M
Cap Rate 9%
$906,000
$906.0K
Market Conditions
NOI Build-Up for 7,550 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
$135.9K $18.00/SF
− Vacancy
−$27.2K −$3.60/SF
EGI
$108.7K $14.40/SF
− OpEx
−$27.2K −$3.60/SF
NOI
$81.5K $10.80/SF
Area
Rankin County, MS
Vacancy
20.00%
Lease Rate
$18.00 /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%
$1,630,800
Cap Rate 7%
$1,164,857
Cap Rate 9%
$906,000
Alternative Uses
Best Use
Office B
$1.16M
$1.02M – $1.36M
NOI $81,540 @ 7.0% cap · market cap 8.58%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.07M
$1.81M – $2.42M
NOI $144,960 @ 7.0% cap · market cap 15.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
453
Businesses Nearby
Explore this area
Business Placement
Demographics for 39208, MS
34,228
Population
13,931
Households
2.5
Avg Household Size
36
Median Age
23%
College-Educated
87%
High-School Grad
47.8 sq mi
ZIP Area
716
Density / Sq Mi
$58,878
Median Household Income
$40,785
Median Earnings
$1,157
Median Rent
$173,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 7,550 SF office building with six units in Pearl.
Where is this office building located?
The property is located at 109 Westside Cv Pearl, MS.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 100% Occupancy: Provides a strong and stable income stream.; Prime Location in Pearl, MS: Located at one of the entrances to the region's highest volume Walmart Supercenter.; Versatile C2 Zoning: Ensures flexible usage options for office or retail.
