Office Building with Two
For Sale
$244,000
125 Robins St., Tupelo, MS 38804
Fenced office property with flexible interior areas, separate access points, and the layout to support multiple configurations.
Property Size2,347 SF
Lot Size0.44 Acres
Price / SF$103.96
Days on Market21
Property Features for 125 Robins St.
General Information
Standard status
Active
Size
2,347 SF
Lot size
0.44 Acres
Property subtype
General Commercial
Amenities
100'x190'x100'x190'
Building Details
Year Built
1936
Listing Agency:
United Country Compass Realty Group
(662) 610-8972
Listed By:
Hank White
(662) 610-8972
Source:
Xome
Added: Jul 30
Changed: Aug 18
Last Checked: Aug 18 at 4:47AM
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 United Country Compass Realty Group
Investment Insights
Based on property information with market context.
This 2,347-square-foot office building, constructed in 1936, includes multiple private offices, generous shared areas, two kitchens, and two bathrooms. The existing arrangement supports professional office use, while the interior can be reconfigured into two separate office suites or considered for duplex conversion, as described for the property.
The building sits on a 0.44-acre fenced lot with two separate driveways and ample parking. Its location on Robins St. is just off W. Main Street in Tupelo, with downtown Tupelo, North Mississippi Medical Center, shopping, and dining nearby. The combination of existing office improvements, multiple access points, and a flexible interior creates a property with several stated use configurations.
The building sits on a 0.44-acre fenced lot with two separate driveways and ample parking. Its location on Robins St. is just off W. Main Street in Tupelo, with downtown Tupelo, North Mississippi Medical Center, shopping, and dining nearby. The combination of existing office improvements, multiple access points, and a flexible interior creates a property with several stated use configurations.
Key Highlights
- 2,347 SF office building constructed in 1936
- Two kitchens and two bathrooms within the existing layout
- Multiple offices and spacious common areas
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
$20,595
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
8.44%
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%
$411,900
$411.9K
Cap Rate 7%
$294,214
$294.2K
Cap Rate 9%
$228,833
$228.8K
Market Conditions
NOI Build-Up for 2,347 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
$35.2K $15.00/SF
− Vacancy
−$7.7K −$3.30/SF
EGI
$27.5K $11.70/SF
− OpEx
−$6.9K −$2.93/SF
NOI
$20.6K $8.78/SF
Area
Lee County, MS
Vacancy
22.00%
Lease Rate
$15.00 /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%
$411,900
Cap Rate 7%
$294,214
Cap Rate 9%
$228,833
Alternative Uses
Best Use
Office B
$294.2K
$257.4K – $343.3K
NOI $20,595 @ 7.0% cap · market cap 8.44%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$440.8K
$385.7K – $514.2K
NOI $30,854 @ 7.0% cap · market cap 12.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,313
Businesses Nearby
Explore this area
Business Placement
Demographics for 38804, MS
17,314
Population
7,978
Households
2.2
Avg Household Size
40
Median Age
30%
College-Educated
87%
High-School Grad
78.5 sq mi
ZIP Area
221
Density / Sq Mi
$63,837
Median Household Income
$37,416
Median Earnings
$858
Median Rent
$201,600
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 - Fenced office property with flexible interior areas, separate access points, and the layout to support multiple configurations.
Where is this office building located?
The property is located at 125 Robins St. Tupelo, MS.
What is the asking price?
The asking price for this property is $244,000.
What are key features of this property?
This property features: 2,347 SF office building constructed in 1936; Two kitchens and two bathrooms within the existing layout; Multiple offices and spacious common areas
