Two-Building Retail
For Sale
$449,999
3539 Old Brandon Road, Pearl, MS 39208
COMMERCIAL - Pearl, MS
Property Size3,000 SF
Lot Size0.40 Acres
Price / SF$149
Days on Market96
Property Features for 3539 Old Brandon Road
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
APN
F09a-000018-00000
Size
3,000 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT 84 X 100 X 79.3 X 132 IN SE4 SW4 & LOT 150 X 60 X 128 (S) X 66 IN SE4 SW4 S OF RD BEING PART OF LOT 3EASTERN HIGHL ANDS (17669 SQ FT)
Tax Annual Amount
2893
Legal Description
LOT 84 X 100 X 79.3 X 132 IN SE4 SW4 & LOT 150 X 60 X 128 (S) X 66 IN SE4 SW4 S OF RD BEING PART OF LOT 3EASTERN HIGHL ANDS (17669 SQ FT)
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
welcoming reception area
multiple workstations
private rooms
kitchen/break area
Building Details
Year built
1965
Floors in Building
1
Flooring type
Concrete
Listing Agency:
The Agency Haus LLC DBA Agency
(601) 665-4869
Listed By:
Denetra McPhearson · License #B24668
(601) 238-6315
Added: May 9
Changed: Aug 4
Last Checked: Aug 12 at 2:06AM
MLS# 4148877
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 two-building retail property includes two buildings situated on two lots. The main building is currently operating as a barbershop and is move-in ready, with a reception area, multiple workstations, private rooms, and a kitchen/break area already in place. The second building is currently used for storage and offers additional space that could support future business or operational needs.
On-site parking includes multiple dedicated parking spaces, with an accessible parking spot located at the front entrance for convenient customer access. The paved parking area supports easy arrival for clients and employees.
The property totals approximately 3,000 square feet and sits on a 0.4-acre lot, providing a flexible setup for an owner-operator or investor seeking a multi-building configuration.
On-site parking includes multiple dedicated parking spaces, with an accessible parking spot located at the front entrance for convenient customer access. The paved parking area supports easy arrival for clients and employees.
The property totals approximately 3,000 square feet and sits on a 0.4-acre lot, providing a flexible setup for an owner-operator or investor seeking a multi-building configuration.
Key Highlights
- Two buildings on two lots offer flexibility.
- Main building is move‑in ready as a barbershop, featuring a reception area, workstations, private rooms, and kitchen/break area.
- Ample on‑site parking with dedicated and accessible spaces.
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
$31,505
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
7.00%
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%
$630,100
$630.1K
Cap Rate 7%
$450,071
$450.1K
Cap Rate 9%
$350,056
$350.1K
Market Conditions
NOI Build-Up for 3,000 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
$47.9K $15.96/SF
− Vacancy
−$2.9K −$0.96/SF
EGI
$45.0K $15.00/SF
− OpEx
−$13.5K −$4.50/SF
NOI
$31.5K $10.50/SF
Area
Rankin County, MS
Vacancy
6.00%
Lease Rate
$15.96 /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%
$630,100
Cap Rate 7%
$450,071
Cap Rate 9%
$350,056
Alternative Uses
Best Use
Retail
$450.1K
$393.8K – $525.1K
NOI $31,505 @ 7.0% cap · market cap 7.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$822.9K
$720.0K – $960.0K
NOI $57,600 @ 7.0% cap · market cap 12.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
374
Businesses Nearby
Explore this area
Business Placement
Demographics for 39208, MS
34,228
Population
13,931
Households
2.5
Avg Household Size
36
Median Age
23%
College-Educated
87%
High-School Grad
47.8 sq mi
ZIP Area
716
Density / Sq Mi
$58,878
Median Household Income
$40,785
Median Earnings
$1,157
Median Rent
$173,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Two buildings on two lots with a move-in-ready barbershop and on-site dedicated parking, including an accessible space.
Where is this retail space located?
The property is located at 3539 Old Brandon Road Pearl, MS.
What is the asking price?
The asking price for this property is $449,999.
What are key features of this property?
This property features: Two buildings on two lots offer flexibility.; Main building is move‑in ready as a barbershop, featuring a reception area, workstations, private rooms, and kitchen/break area.; Ample on‑site parking with dedicated and accessible spaces.
