Grocery and Convenience
For Sale
$2,432,640
4793 Poticaw Bayou Rd, Vancleave, MS 39565
Grocery and convenience store offered for sale individually or as part of a portfolio.
Property Size10,566 SF
Price / SF$230.23
Days on Market93
Property Features for 4793 Poticaw Bayou Rd
General Information
Standard status
Active
Size
10,566 SF
Property subtype
Discount
Lease Type
Absolute Net
Amenities
?Absolute Net (NNN) DG Market Investment With Zero Landlord Responsibilities, Ideally Located Along Poticaw Bayou Road, A Key Thoroughfare Serving The Area With More Than 2,200 Vehicles Passing Daily
Approximately 13.5 Years Remaining On The Base Lease Term, The Property Benefits From 5% Rent Increases Every Five Years, Delivering Long Term Income Security And Built In Growth To Help Off Inflation
?Highly Desirable Competitive Position, The Subject Property Is The Only DG Market Or Dollar General Within A 4-Mile Radius, Creating A Captive Customer Base And Supporting Long Term Tenant Stability
TPositioned Within One Mile Of Three Highly Attended Schools, Vancleave Upper Elementary, Vancleave Lower Elementary, And Vancleave High, with Combined Enrollment Exceeding 1,740 Students, Helping Support Recurring Trafficenant Stability
Building Details
Building Size
10,566 SF
Listed By:
Mickey Davis · License #License(s) MS: 15586
(901) 620-3600
Source:
Marcusmillichap
Added: Jun 3
Changed: Aug 23
Last Checked: Sep 2 at 1:21PM
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 Mickey Davis
Investment Insights
Based on property information with market context.
This property is a grocery and convenience store offered for sale either individually or as part of a portfolio. The asset is positioned within the commercial retail and grocery/convenience store property types.
The property is located at 4793 Poticaw Bayou Road in Vancleave, Mississippi.
Additional details such as unit mix, interior condition, and site configuration are not provided in the available information.
The property is located at 4793 Poticaw Bayou Road in Vancleave, Mississippi.
Additional details such as unit mix, interior condition, and site configuration are not provided in the available information.
Key Highlights
- Grocery and convenience store offered for sale individually or as part of a portfolio
- Built in 2024
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
$156,234
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
6.42%
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%
$3,124,680
$3.1M
Cap Rate 7%
$2,231,914
$2.2M
Cap Rate 9%
$1,735,933
$1.7M
Market Conditions
NOI Build-Up for 10,566 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
$225.7K $21.36/SF
− Vacancy
−$17.4K −$1.64/SF
EGI
$208.3K $19.72/SF
− OpEx
−$52.1K −$4.93/SF
NOI
$156.2K $14.79/SF
Area
Jackson County, MS
Vacancy
7.70%
Lease Rate
$21.36 /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%
$3,124,680
Cap Rate 7%
$2,231,914
Cap Rate 9%
$1,735,933
Alternative Uses
Best Use
Specialty Retail
$2.23M
$1.95M – $2.60M
NOI $156,234 @ 7.0% cap · market cap 6.42%
Second Best
Retail
$1.80M
$1.57M – $2.10M
NOI $125,779 @ 7.0% cap · market cap 5.17%
Theoretical Best
Office A
$2.89M
$2.53M – $3.37M
NOI $202,056 @ 7.0% cap · market cap 8.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
76
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39565, MS
19,972
Population
7,732
Households
2.6
Avg Household Size
40
Median Age
23%
College-Educated
92%
High-School Grad
274.6 sq mi
ZIP Area
73
Density / Sq Mi
$87,417
Median Household Income
$44,045
Median Earnings
$1,112
Median Rent
$204,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Grocery and convenience store offered for sale individually or as part of a portfolio.
Where is this grocery and convenience store located?
The property is located at 4793 Poticaw Bayou Rd Vancleave, MS.
What is the asking price?
The asking price for this property is $2,432,640.
What are key features of this property?
This property features: Grocery and convenience store offered for sale individually or as part of a portfolio; Built in 2024
