Automotive Paint and Body
For Sale
$499,999
3309 Gautier Vancleave Road, Gautier, MS 39553
Commercial Sale, Gautier, MS
Property Size4,483 SF
Lot Size0.57 Acres
Price / SF$111.53
Days on Market78
Property Features for 3309 Gautier Vancleave Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
C1
Bathrooms
2
Full bathrooms
1
Half bathrooms
2
Rooms
Bathroom 3, Bathroom 1, Bathroom 2
Subdivision
Metes And Bounds
Lot features
Cleared, City Lot, Fenced, Cleared, City Lot, Fenced
Directions
West on Hwy 90, Turn left (south) on Gautier Vancleave rd. Property is on the right.
Standard status
Active
APN
8-24-35-140.050
Size
4,483 SF
Lot size
0.57 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
COM NWC OLD 90 & GAUTIER- VANCLEAVE RD N 2 DEG E 552.8' TO POB W 200' N 2 DEG E 125' E 200' S 2 DEG W 125' TO POB DB 1793-885 (11 MAP777.35-04)
Tax Annual Amount
5031
Legal Description
COM NWC OLD 90 & GAUTIER- VANCLEAVE RD N 2 DEG E 552.8' TO POB W 200' N 2 DEG E 125' E 200' S 2 DEG W 125' TO POB DB 1793-885 (11 MAP777.35-04)
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
Office
Client waiting area
Employee lounge
Full bath
Half baths
Storage rooms
Upstairs storage room
Paved parking
Building Details
Year built
1979
Floors in Building
1
Flooring type
Concrete
Listing Agency:
Coldwell Banker Alfonso Realty-Pascag · Coldwell Banker Real Estate
(228) 769-7777
Listed By:
Jane Mavromihalis · License #S52196
(228) 218-6924
Added: Jun 8
Changed: Aug 19
Last Checked: Aug 24 at 10:06PM
MLS# 4152084
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 renovated automotive paint and body shop includes a three-bay work area and office space with a client waiting area, an employee lounge, and one full bath plus two 1/2 baths. Additional features include extra storage rooms, including an upstairs storage room that could be converted to additional office space. The property sits on 0.57 acres of fenced property and offers paved parking.
The sale includes a paint booth with a drive-through side downdraft setup with trifold doors, along with additional included equipment listed as an All Pro 360 Frame Machine and a 70hp 120-gallon compressor with after cooler. A full inventory list is available at the time of showing.
The sale includes a paint booth with a drive-through side downdraft setup with trifold doors, along with additional included equipment listed as an All Pro 360 Frame Machine and a 70hp 120-gallon compressor with after cooler. A full inventory list is available at the time of showing.
Key Highlights
- Approx. 4,483 SF building on 0.57 acres of fenced property with paved parking
- 3‑bay work area plus office and client waiting area, employee lounge, and extra storage rooms
- Renovated about 8 years ago with new electrical wiring and roof, plus other upgrades
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
$29,068
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
5.81%
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%
$581,360
$581.4K
Cap Rate 7%
$415,257
$415.3K
Cap Rate 9%
$322,978
$323.0K
Market Conditions
NOI Build-Up for 4,483 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 $9.96/SF
− Vacancy
−$3.1K −$0.70/SF
EGI
$41.5K $9.26/SF
− OpEx
−$12.5K −$2.78/SF
NOI
$29.1K $6.48/SF
Area
Jackson County, MS
Vacancy
7.00%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
30.00%
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%
$581,360
Cap Rate 7%
$415,257
Cap Rate 9%
$322,978
Alternative Uses
Best Use
Retail
$762.4K
$667.1K – $889.4K
NOI $53,366 @ 7.0% cap · market cap 10.67%
Second Best
Industrial
$415.3K
$363.4K – $484.5K
NOI $29,068 @ 7.0% cap · market cap 5.81%
Theoretical Best
Office A
$1.22M
$1.07M – $1.43M
NOI $85,729 @ 7.0% cap · market cap 17.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Service bays
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
408
Businesses Nearby
168k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 49%
Shops & Services 40%
Apparel 10%
Electronics 1%
McDonald's
Dining
22,657 visits/mo
0.1 miles
Murphy USA
Shops & Services
19,145 visits/mo
0.5 miles
Belk
Apparel
16,244 visits/mo
0.3 miles
Shell
Shops & Services
13,541 visits/mo
0.2 miles
Wendy's
Dining
11,552 visits/mo
0.1 miles
Demographics for 39553, MS
17,032
Population
7,470
Households
2.3
Avg Household Size
40
Median Age
19%
College-Educated
85%
High-School Grad
28.3 sq mi
ZIP Area
602
Density / Sq Mi
$63,091
Median Household Income
$36,758
Median Earnings
$1,070
Median Rent
$154,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Singing River Paint & Body — 3309 Gautier Vancleave Rd, Gautier, MS 39553
- Martin Tire and Auto — 3000 ladnier rd, gautier, ms 39553
- Performance Window Tinting — Gautier Plaza Shopping Center, 2525 US-90, Gautier, MS 39553
- Firestone of Gautier — 3299 Old Spanish Trail, Gautier, MS 39553
- AC Auto Repair — 1813 US-90, Gautier, MS 39553
Frequently Asked Questions
What type of property is this?
Auto shop - Renovated paint and body facility with three work bays, office space, and fenced parking on 0.57 acres.
Where is this auto shop located?
The property is located at 3309 Gautier Vancleave Road Gautier, MS.
What is the asking price?
The asking price for this property is $499,999.
What are key features of this property?
This property features: Approx. 4,483 SF building on 0.57 acres of fenced property with paved parking; 3‑bay work area plus office and client waiting area, employee lounge, and extra storage rooms; Renovated about 8 years ago with new electrical wiring and roof, plus other upgrades
