Mixed-Use Commercial
For Sale
$150,000
1090 County Road 833, Guntown, MS 38849
Commercial Sale, Guntown, MS
Property Size2,400 SF
Lot Size2.00 Acres
Price / SF$62.50
Days on Market124
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 3, Bathroom 2
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 main room
3 half bathrooms
new HVAC/air conditioning unit
Building Details
Floors in Building
1
Flooring type
Combination, Concrete, 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: Sep 21
Last Checked: Sep 27 at 12:06PM
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 lot at 1090 County Road 833 in Guntown, Mississippi. The interior includes office space, a kitchen area, a large main room, and three half bathrooms, creating a flexible layout for retail, meetings, events, training, or workspace uses. A metal roof, mixed concrete and carpet flooring, and an accessible approach with ramp are among the property features. The air-conditioning unit was installed in 2020.
The property is served by public water and public sewer, with propane listed among the utilities. Its configuration combines dedicated office space with an open central area that can accommodate varied commercial functions.
The property is served by public water and public sewer, with propane listed among the utilities. Its configuration combines dedicated office space with an open central area that can accommodate varied commercial functions.
Key Highlights
- 2‑acre lot with a 2,400‑square‑foot mixed‑use commercial building
- Office area, kitchen, large main room, and 3 half bathrooms
- Air‑conditioning unit installed in 2020
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
8.84%
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
Retail
$284.6K
$249.0K – $332.0K
NOI $19,922 @ 7.0% cap · market cap 13.28%
Second Best
Mixed Use
$189.5K
$165.8K – $221.0K
NOI $13,262 @ 7.0% cap · market cap 8.84%
Theoretical Best
Office A
$450.7K
$394.4K – $525.9K
NOI $31,551 @ 7.0% cap · market cap 21.03%
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
57
Businesses Nearby
8k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Shell
Shops & Services
7,540 visits/mo
0.5 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Office, kitchen, multipurpose room, and accessible entry support a range of commercial uses.
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 $150,000.
What are key features of this property?
This property features: 2‑acre lot with a 2,400‑square‑foot mixed‑use commercial building; Office area, kitchen, large main room, and 3 half bathrooms; Air‑conditioning unit installed in 2020
