Mixed-Use Property with
For Sale
$416,000
3222 Toncrey Road, Diberville, MS 39540
Commercial Sale, D'Iberville, MS
Property Size3,549 SF
Lot Size0.77 Acres
Price / SF$117.22
Days on Market87
Property Features for 3222 Toncrey Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C2
Subdivision
Metes And Bounds
Standard status
Active
APN
1408n-04-036.001
Size
3,549 SF
Lot size
0.77 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
BEG INTER S BIG RIDGE RD & E MAR RAMSEY SPRINGS S 1600 FT E 200 FT TO POB E 226.2 FT N 150 FT W 226.2 FT S 150 FT TO POB SEC 9-7-9
Tax Annual Amount
3163
Legal Description
BEG INTER S BIG RIDGE RD & E MAR RAMSEY SPRINGS S 1600 FT E 200 FT TO POB E 226.2 FT N 150 FT W 226.2 FT S 150 FT TO POB SEC 9-7-9
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1968
Floors in Building
2
Roof type
Shingle
Listing Agency:
Fidelis Realty, LLC.
(228) 896-4200
Listed By:
Sandra French Rushing · License #B24422
(228) 234-6971
Added: May 31
Changed: Aug 23
Last Checked: Aug 25 at 4:06AM
MLS# 4151157
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 mixed-use property combines two residential structures with a separate warehouse on 0.77 acres at 3222 Toncrey Road in D'Iberville. The improvements include a three-bedroom home, a two-bedroom cottage, and a 30' x 60' warehouse, creating a combination of residential and commercial space. The property is being sold as-is and was built in 1968.
General Commercial zoning supports a range of stated possibilities, including office operations, retail, service businesses, and light industrial use. Public water and public sewer serve the property, with cable available. Its location just off Lamey Bridge Road places the site within D'Iberville, Mississippi, in Harrison County.
General Commercial zoning supports a range of stated possibilities, including office operations, retail, service businesses, and light industrial use. Public water and public sewer serve the property, with cable available. Its location just off Lamey Bridge Road places the site within D'Iberville, Mississippi, in Harrison County.
Key Highlights
- 0.77‑acre mixed‑use property at 3222 Toncrey Road, D'Iberville, MS 39540
- Includes a three‑bedroom home and a two‑bedroom cottage
- 30' x 60' warehouse provides separate commercial space
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
$28,287
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
6.80%
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%
$565,740
$565.7K
Cap Rate 7%
$404,100
$404.1K
Cap Rate 9%
$314,300
$314.3K
Market Conditions
NOI Build-Up for 3,549 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
$46.0K $12.96/SF
− Vacancy
−$8.3K −$2.33/SF
EGI
$37.7K $10.63/SF
− OpEx
−$9.4K −$2.66/SF
NOI
$28.3K $7.97/SF
Area
Harrison County, MS
Vacancy
18.00%
Lease Rate
$12.96 /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%
$565,740
Cap Rate 7%
$404,100
Cap Rate 9%
$314,300
Alternative Uses
Best Use
Office B
$404.1K
$353.6K – $471.5K
NOI $28,287 @ 7.0% cap · market cap 6.80%
Second Best
Mixed Use
$359.3K
$314.4K – $419.2K
NOI $25,154 @ 7.0% cap · market cap 6.05%
Theoretical Best
Healthcare Medical
$571.7K
$500.3K – $667.0K
NOI $40,022 @ 7.0% cap · market cap 9.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
571
Businesses Nearby
Explore this area
Business Placement
Demographics for 39540, MS
12,707
Population
5,444
Households
2.3
Avg Household Size
36
Median Age
20%
College-Educated
88%
High-School Grad
11.4 sq mi
ZIP Area
1,115
Density / Sq Mi
$65,712
Median Household Income
$41,129
Median Earnings
$1,177
Median Rent
$199,000
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?
Mixed-use property - Two residential structures and a warehouse create a flexible commercial and live-work configuration on a General Commercial-zoned site.
Where is this mixed-use property located?
The property is located at 3222 Toncrey Road Diberville, MS.
What is the asking price?
The asking price for this property is $416,000.
What are key features of this property?
This property features: 0.77‑acre mixed‑use property at 3222 Toncrey Road, D'Iberville, MS 39540; Includes a three‑bedroom home and a two‑bedroom cottage; 30' x 60' warehouse provides separate commercial space
