Fenced Flex Space with
For Sale
$650,000
6022 I 55 S, Byram, MS 39272
Fenced industrial property combining office, training, storage, and gravel-surfaced space for commercial operations.
Property Size5,154 SF
Price / SF$126.12
Days on Market778
Property Features for 6022 I 55 S
General Information
Standard status
Active
Size
5,154 SF
Zoning
I-2
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Office Build-Out
5,154 SF
Self-Storage Units
19
Taxes and HOA fees
Annual Taxes
$6,882
Building Details
Building Size
5,154 SF
Listing Agency:
Maselle & Associates Inc
(601) 383-5243
Listed By:
Barry Clemmer · License #B16369
(601) 383-5243
Source:
Exprealty
Added: Jul 15, 2024
Changed: Aug 30
Last Checked: Aug 30 at 8:16PM
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 Maselle & Associates Inc
Investment Insights
Based on property information with market context.
This fenced flex property includes 5 plus acres zoned I-2 and 5,154 sf under roof. The improvements comprise 3,530 sf of office and training space plus 1,624 sf of additional office area. Separate entrances and individual restrooms support flexible occupancy within the larger office component, including potential division into 5 individual offices. The property also includes 2,400 sf of mini-storage across 19 storage units.
Gravel covers much of the site, with existing space suited to 18-wheeler training or vehicle parking. The property has power, water, and sewage. It fronts the east frontage road south of the Byram Exit, with access to I-55 and proximity to I-20. Average traffic on I-55 South is 34, 000 plus vehicles daily. The site is approximately 11 miles from downtown Jackson and 18 miles from Jackson-Medgar Wiley Evers International Airport.
Gravel covers much of the site, with existing space suited to 18-wheeler training or vehicle parking. The property has power, water, and sewage. It fronts the east frontage road south of the Byram Exit, with access to I-55 and proximity to I-20. Average traffic on I-55 South is 34, 000 plus vehicles daily. The site is approximately 11 miles from downtown Jackson and 18 miles from Jackson-Medgar Wiley Evers International Airport.
Key Highlights
- 5 plus acres zoned I‑2 with 5,154 sf under roof
- 3,530 sf of office and training space plus 1,624 sf of office
- 2,400 sf mini‑storage component with 19 storage units
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
$43,417
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
6.68%
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%
$868,340
$868.3K
Cap Rate 7%
$620,243
$620.2K
Cap Rate 9%
$482,411
$482.4K
Market Conditions
NOI Build-Up for 5,154 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
$74.2K $14.40/SF
− Vacancy
−$16.3K −$3.17/SF
EGI
$57.9K $11.23/SF
− OpEx
−$14.5K −$2.81/SF
NOI
$43.4K $8.42/SF
Area
Hinds County, MS
Vacancy
22.00%
Lease Rate
$14.40 /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%
$868,340
Cap Rate 7%
$620,243
Cap Rate 9%
$482,411
Alternative Uses
Best Use
Office B
$620.2K
$542.7K – $723.6K
NOI $43,417 @ 7.0% cap · market cap 6.68%
Second Best
Warehouse
$553.0K
$483.8K – $645.1K
NOI $38,707 @ 7.0% cap · market cap 5.95%
Theoretical Best
Hotel Hospitality
$35.01M
$30.64M – $40.85M
NOI $2,450,819 @ 7.0% cap · market cap 377.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39272, MS
14,022
Population
6,197
Households
2.3
Avg Household Size
37
Median Age
33%
College-Educated
96%
High-School Grad
23.5 sq mi
ZIP Area
597
Density / Sq Mi
$75,657
Median Household Income
$45,357
Median Earnings
$1,339
Median Rent
$175,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Fenced industrial property combining office, training, storage, and gravel-surfaced space for commercial operations.
Where is this flex space located?
The property is located at 6022 I 55 S Byram, MS.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 5 plus acres zoned I‑2 with 5,154 sf under roof; 3,530 sf of office and training space plus 1,624 sf of office; 2,400 sf mini‑storage component with 19 storage units
