Tupelo Warehouse with Net
For Sale
Contact for pricing
2341 Graham Dr, Tupelo, MS
26,800 SF warehouse with a long-term net lease.
Property Size26,800 SF
Lot Size2.00 Acres
Price / SF$89.55
Days on Market293
Property Features for 2341 Graham Dr
General Information
Standard status
Active
Size
26,800 SF
Lot size
2.00 Acres
Property subtype
INDUSTRIAL
Listing Agency:
STREAM Capital Partners
(650) 465-3993
Listed By:
Dean Copans · License #01784639
Source:
Moodyscre
Added: Nov 11, 2025
Changed: Aug 17
Last Checked: Aug 31 at 2:11PM
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 STREAM Capital Partners
Investment Insights
Based on property information with market context.
This 26,800 square foot warehouse property features an absolute net lease with over 9 years of remaining term. The lease includes 2% annual rent escalations throughout the term and renewal options. There are five, 5-year renewal options available. The property benefits from attractive economics, featuring a low rent of $6.27 per square foot and favorable pricing at $89.55 per square foot. The lease is corporately guaranteed by a proven operator with over 20 years of established operating history. The property is located in Tupelo, MS.
Key Highlights
- Absolute Net Lease with over 9 years remaining.
- Lease corporately guaranteed, indicating strong credit.
- Attractive economics with low rent of $6.27 PSF and favorable pricing at $89.55 PSF.
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
$201,270
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
8.39%
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%
$4,025,400
$4.0M
Cap Rate 7%
$2,875,286
$2.9M
Cap Rate 9%
$2,236,333
$2.2M
Market Conditions
NOI Build-Up for 26,800 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
$254.1K $9.48/SF
− Vacancy
−$17.3K −$0.64/SF
EGI
$236.8K $8.84/SF
− OpEx
−$35.5K −$1.33/SF
NOI
$201.3K $7.51/SF
Area
Lee County, MS
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$4,025,400
Cap Rate 7%
$2,875,286
Cap Rate 9%
$2,236,333
Alternative Uses
Best Use
Warehouse
$2.88M
$2.52M – $3.35M
NOI $201,270 @ 7.0% cap · market cap 8.39%
Second Best
Industrial
$2.37M
$2.07M – $2.76M
NOI $165,751 @ 7.0% cap · market cap 6.91%
Theoretical Best
Office A
$5.03M
$4.40M – $5.87M
NOI $352,319 @ 7.0% cap · market cap 14.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
138
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Tupelo Storage — 121 Coley Rd, Tupelo, MS 38801
Frequently Asked Questions
What type of property is this?
Warehouse - 26,800 SF warehouse with a long-term net lease.
Where is this warehouse located?
The property is located at 2341 Graham Dr Tupelo, MS.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: Absolute Net Lease with over 9 years remaining.; Lease corporately guaranteed, indicating strong credit.; Attractive economics with low rent of $6.27 PSF and favorable pricing at $89.55 PSF.
