Mixed-Use Building with Main
For Sale
$165,000
1090 County Road 833, Guntown, MS 38849
Commercial Sale, Guntown, MS
Property Size2,400 SF
Lot Size2.00 Acres
Price / SF$68.75
Days on Market96
Property Features for 1090 County Road 833
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Mixed Use
Bathrooms
2
Half bathrooms
3
Rooms
Bathroom 1, Bathroom 2, Bathroom 3
Accessibility
Accessible Approach with Ramp
Lot features
Rectangular Lot, Rectangular Lot
Standard status
Active
APN
025u-21-007-09
Size
2,400 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
PT SW1/4 BK 2011 PG 00956108/12/2011
Legal Description
PT SW1/4 BK 2011 PG 00956108/12/2011
Utilities
Utilities
Propane
Sewer type
Public Sewer
Water source
Public
Amenities
office space
kitchen area
large multipurpose main room
3 half bathrooms
new HVAC/air conditioning unit
Building Details
Floors in Building
1
Flooring type
Concrete, Combination, Carpet
Roof type
Metal
Listing Agency:
Coldwell Banker Collins-Maury Southaven · Coldwell Banker Real Estate
(662) 548-2000
Listed By:
Ashley B Cheairs · License #S-53548
(662) 266-0165
Added: May 27
Changed: Aug 26
Last Checked: Aug 30 at 9:06PM
MLS# 4151133
Copyright © 2026 MLS United. 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 2,400-square-foot mixed-use commercial building sits on a 2-acre parcel and combines office space with a kitchen area and a sizable main room. The interior also includes three half bathrooms, carpet and concrete flooring, and an accessible approach with a ramp. A new air-conditioning unit provides updated climate-control equipment.
The property has a metal roof and is served by public water and public sewer, with propane listed among the utilities. Its room arrangement accommodates office functions alongside a larger multipurpose area for the uses identified in the property information, including retail, meetings, events, training, or flexible workspace.
The property has a metal roof and is served by public water and public sewer, with propane listed among the utilities. Its room arrangement accommodates office functions alongside a larger multipurpose area for the uses identified in the property information, including retail, meetings, events, training, or flexible workspace.
Key Highlights
- 2,400‑square‑foot mixed‑use commercial building on a 2‑acre lot
- Office area, kitchen, and large multipurpose main room
- Three half bathrooms
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
$13,262
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
8.04%
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%
$265,240
$265.2K
Cap Rate 7%
$189,457
$189.5K
Cap Rate 9%
$147,356
$147.4K
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
$23.0K $9.60/SF
− Vacancy
−$1.8K −$0.76/SF
EGI
$21.2K $8.84/SF
− OpEx
−$8.0K −$3.32/SF
NOI
$13.3K $5.53/SF
Area
Lee County, MS
Vacancy
7.90%
Lease Rate
$9.60 /SF/Yr
Expense Ratio
37.50%
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%
$265,240
Cap Rate 7%
$189,457
Cap Rate 9%
$147,356
Alternative Uses
Best Use
Office B
$300.9K
$263.3K – $351.0K
NOI $21,060 @ 7.0% cap · market cap 12.76%
Second Best
Mixed Use
$189.5K
$165.8K – $221.0K
NOI $13,262 @ 7.0% cap · market cap 8.04%
Theoretical Best
Office A
$450.7K
$394.4K – $525.9K
NOI $31,551 @ 7.0% cap · market cap 19.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
57
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Office, kitchen, and three half bathrooms support a flexible interior layout.
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 on a 2‑acre lot; Office area, kitchen, and large multipurpose main room; Three half bathrooms
