Listing Agency: Coldwell Banker Collins-Maury Southaven c***@collins-maury.com Show Phone

Listed By: Ashley B Cheairs · License #S-53548 Show Phone

Source: Exprealty

Added: May 30 Changed: Aug 12 Last Checked: Aug 12 at 3:37AM

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Investment Insights

Based on property information with market context.

This mixed-use commercial building contains 2,400 square feet with an office area, kitchen, and expansive main room. The central space can accommodate retail activity, meetings, events, training, or flexible workspace uses. Three half bathrooms serve the building, and a new air conditioning unit has been installed.

The property occupies 2 acres at 1090 County Road 833 in Guntown, Mississippi. Its combination of dedicated office space, support areas, and a sizable open room creates a practical layout for varied commercial operations.

Key Highlights

• 2,400‑square‑foot mixed‑use commercial building
• Set on 2 acres in Guntown, MS
• Large main room for retail, meetings, events, training, or flexible workspace

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

$14,843

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

9.00%

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%

$296,860 $296.9K

Cap Rate 7%

$212,043 $212.0K

Cap Rate 9%

$164,922 $164.9K

Market Conditions

NOI Build-Up for 2,400 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

$22.8K $9.48/SF

− Vacancy

−$1.5K −$0.64/SF

EGI

$21.2K $8.84/SF

− OpEx

−$6.4K −$2.65/SF

NOI

$14.8K $6.18/SF

Area

Lee County, MS

Vacancy

6.80%

Lease Rate

$9.48 /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%

$296,860

Cap Rate 7%

$212,043

Cap Rate 9%

$164,922

Alternative Uses

Best Use

Office B

$300.9K

$263.3K – $351.0K (±1% cap)

NOI $21,060 @ 7.0% cap · market cap 12.76%

Second Best

Retail

$284.6K

$249.0K – $332.0K (±1% cap)

NOI $19,922 @ 7.0% cap · market cap 12.07%

Theoretical Best

Office A

$450.7K

$394.4K – $525.9K (±1% cap)

NOI $31,551 @ 7.0% cap · market cap 19.12%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Flex space

Suggested Use

Top Pick Auto Repair Shop Storage Facility Garden Center (Bike/Boat/Book/etc) Store Spa & Massage Center Furniture & Home Goods

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

4

Businesses Nearby

Explore this area Business Placement

Demographics for 38849, MS

6,062

Population

2,245

Households

2.7

Avg Household Size

37

Median Age

25%

College-Educated

88%

High-School Grad

72.5 sq mi

ZIP Area

84

Density / Sq Mi

$72,018

Median Household Income

$40,983

Median Earnings

$938

Median Rent

$147,000

Median Home Value

Market

Vacancy Rate% for Office in South region

14.4% 2019

16.4% 2020

17.3% 2021

18% 2022

18.6% 2023

20.3% 2024

20.2% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Includes office space, a kitchen area, and a large multipurpose main room.

Where is this mixed-use property located?

The property is located at 1090 County Road 833 Guntown, MS.

What is the asking price?

The asking price for this property is $165,000.

What are key features of this property?

This property features: 2,400‑square‑foot mixed‑use commercial building; Set on 2 acres in Guntown, MS; Large main room for retail, meetings, events, training, or flexible workspace