Mixed-Use Property with
For Sale
$416,000
3222 Toncrey Road, Diberville, MS 39540
Residential, 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
Residential Multi Family
Property subtype
Other
Bedrooms
5
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bathroom 3, Bedroom 3, Bedroom 4, Bedroom 2, Bedroom 5
Parking
6
Fireplace
1
Subdivision
Metes And Bounds
Elementary school district
D'Iberville
Middle school district
D'Iberville
High school district
D'Iberville
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 3:06AM
MLS# 4151156
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 a 0.77-acre site. The larger residence contains approximately 2,000 square feet, three bedrooms, and requires renovation. A second cottage offers approximately 1,300 square feet and two bedrooms, with the source information describing it as ready for occupancy. The 30' x 60' warehouse adds substantial enclosed space for storage, operations, retail, service-based business use, light industrial activity, or expansion.
General Commercial zoning and the property's position across from the entrance to D'Iberville High School Stadium support a range of residential and commercial applications, subject to verification of permitted uses. Public water and public sewer serve the property, which is being sold as-is. The improvements date to 1968, and the roof is shingle.
General Commercial zoning and the property's position across from the entrance to D'Iberville High School Stadium support a range of residential and commercial applications, subject to verification of permitted uses. Public water and public sewer serve the property, which is being sold as-is. The improvements date to 1968, and the roof is shingle.
Key Highlights
- General Commercial zoning on a 0.77‑acre mixed‑use property
- 30' x 60' warehouse included for storage, operations, retail, service, or light industrial use
- Approximately 2,000‑square‑foot, 3‑bedroom residence requiring renovation
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
$25,154
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
6.05%
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%
$503,080
$503.1K
Cap Rate 7%
$359,343
$359.3K
Cap Rate 9%
$279,489
$279.5K
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
$44.7K $12.60/SF
− Vacancy
−$4.5K −$1.26/SF
EGI
$40.2K $11.34/SF
− OpEx
−$15.1K −$4.25/SF
NOI
$25.2K $7.09/SF
Area
Harrison County, MS
Vacancy
10.00%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
37.50%
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%
$503,080
Cap Rate 7%
$359,343
Cap Rate 9%
$279,489
Alternative Uses
Best Use
Mixed Use
$359.3K
$314.4K – $419.2K
NOI $25,154 @ 7.0% cap · market cap 6.05%
Second Best
Warehouse
$343.3K
$300.4K – $400.5K
NOI $24,031 @ 7.0% cap · market cap 5.78%
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
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - General Commercial-zoned property with two residential structures and dedicated warehouse space across from D'Iberville High School Stadium.
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: General Commercial zoning on a 0.77‑acre mixed‑use property; 30' x 60' warehouse included for storage, operations, retail, service, or light industrial use; Approximately 2,000‑square‑foot, 3‑bedroom residence requiring renovation
